Why Upper Saddle River, NJ?
Upper Saddle River is Bergen County's executive suburb — spacious lots, custom homes, and Northern Highlands Regional High School (ranked in NJ's top 15). The borough of 8,200 residents sits between Saddle River's ultra-wealth and Mahwah's mountains, offering large-lot living at a relative value compared to its neighbors. Cavallini Middle School is one of the top-rated in Bergen County. At $1.2M, buyers get the space and school quality that Ridgewood offers at $1.1M but with significantly larger lots and more privacy.
Upper Saddle River Real Estate Market in 2026
Upper Saddle River homes sell in 35 days at a $1.2M median. The market features colonial, contemporary, and custom homes on half-acre to full-acre lots. Prices range from $800K to $3M+. The Northern Highlands school district is the primary value driver.
Best Neighborhoods in Upper Saddle River
2 distinct neighborhoods, each with its own character and price range
Lake Street Area
$1,000,000 to $2,000,000Premium section with larger custom homes. Near the Saddle River border. Wooded lots.
West Saddle River Road
$900,000 to $1,400,000Central residential area with colonials on generous lots. Near schools.
Commuting from Upper Saddle River to NYC
Source: NJ Transit schedules, June 2026. Peak hour commute times.
Walkability and Livability in Upper Saddle River
How easy is it to live car-free or car-light in Upper Saddle River?
Upper Saddle River Schools and Ratings
Upper Saddle River students attend Cavallini Middle School (one of the top-rated in Bergen County) and Northern Highlands Regional High School in Allendale, ranked in NJ's top 15.
Source: NCES CCD 2023 to 2024, NJDOE NJSLA 2024 to 2025
Robert D Reynolds Primary School
Edith A. Bogert Elementary School
Emil A. Cavallini Middle School
Upper Saddle River vs Neighboring Towns: Cost Comparison
| City | Median Price | Tax Rate | Annual Tax | NYC Commute |
|---|---|---|---|---|
| Upper Saddle River | $1,200,000 | 1.67% | $22,345 | 55 min |
| Saddle River | $2,800,000 | 1.34% | $25,678 | 50 min |
| Ho-Ho-Kus | $950,000 | 2.12% | $19,876 | 45 min |
Where to Eat in Upper Saddle River
Limited Commercial
Upper Saddle River has minimal commercial activity. Route 17 nearby provides chain dining. Ridgewood (10 minutes) offers extensive restaurant options.
Parks and Recreation in Upper Saddle River
Saddle River County Park
Linear county park with walking and biking paths through the borough.
Memorial Park
Borough recreation area with sports fields.
New Development and Growth in Upper Saddle River
History of Upper Saddle River, NJ
Incorporated in 1894 from Hohokus Township. Originally called New Saddle River to distinguish it from neighboring Saddle River.
The borough has maintained large-lot residential zoning throughout its history, preventing high-density development.
Northern Highlands Regional High School was established in 1964, serving Upper Saddle River, Allendale, Ho-Ho-Kus, and Saddle River.
Safety in Upper Saddle River
Upper Saddle River is one of the safest communities in Bergen County with virtually no reported crime.
Notable Residents
Annual Events and Festivals
Frequently Asked Questions About Upper Saddle River, NJ
What is the median home price in Upper Saddle River, NJ?
The median home price is $1,200,000 as of 2026, with 4.2% year-over-year appreciation. Average $380/sqft, selling in 35 days.
How long is the commute from Upper Saddle River to NYC?
55 minutes via NJ Transit from on the Bus to Ridgewood Station. Transfer required.
What are property taxes in Upper Saddle River, NJ?
Tax rate is 1.67%. Average homeowner pays $22,345/year. At the median price of $1,200,000, expect about $20,040/year.
What are the best neighborhoods in Upper Saddle River?
Lake Street Area ($1,000,000 to $2,000,000). West Saddle River Road ($900,000 to $1,400,000). See the full guide above for all 2 neighborhoods.
Is Upper Saddle River safe?
Upper Saddle River is one of the safest communities in Bergen County with virtually no reported crime.
How walkable is Upper Saddle River, NJ?
Walk Score of 12, rated "Car-Dependent." Median income $200,000, median age 46.8. 4% renter-occupied.
Ready to Find Your Home in Upper Saddle River?
Talk to a Premier Homes agent who knows Upper Saddle River inside and out. We have been serving this community for over 30 years.