Choosing a home in Short Hills can feel like picking between great and great. You want strong schools, an efficient New York City commute, and a home that fits your lifestyle. In this guide, you will learn how the most sought-after pockets differ, what typical 2025 price bands look like, and how to focus your search with confidence. Let’s dive in.
Why Short Hills stands out
Short Hills is an unincorporated census-designated place within Millburn Township in Essex County, covering about 5.27 square miles with roughly 14,400 residents, according to the 2020 census data compiled on the Short Hills overview page.
Millburn Township Public Schools serve Short Hills and are widely ranked among New Jersey’s top districts. The structure includes six elementary schools, a centralized 5th-grade school, one middle school, and Millburn High School. Always confirm current assignments with the Millburn Township Public Schools.
The market remains competitive. As of December 2025, the Short Hills median home price was reported at about $4,046,500, with limited inventory and a seller-leaning profile. See the latest snapshot on Realtor.com’s Short Hills overview.
Commuters rely on NJ TRANSIT’s Morris & Essex lines with Midtown Direct service to New York Penn Station from Short Hills Station. Parking is primarily municipal and permit based. Check the NJ TRANSIT Short Hills Station page for schedules and permits.
For the outdoors, the 2,110-acre South Mountain Reservation offers hiking, sledding, scenic overlooks, and dog-friendly areas. Greenwood Gardens and the Cora Hartshorn Arboretum add curated nature and seasonal programming.
The most sought-after areas
Old Short Hills, Hartshorn, Greenwood
- Where: The historic core around Old Short Hills Road and Taylor Road. Many homes are near the Short Hills Station and Greenwood Gardens.
- Homes: Larger custom residences, stately Tudors and Colonials on generous lots. Many are renovated or newly built.
- Typical 2025 range: About $1.8M for smaller or renovated mid-century homes up to $5M to $8M-plus for significant estates and newer builds.
- Why buyers like it: Leafy streets, proximity to the train, and quick access to Greenwood Gardens and the Cora Hartshorn Arboretum.
South Mountain, Glenwood, Taylor Park corridor
- Where: Along the south side of the valley edging toward South Mountain Reservation and near Taylor Park.
- Homes: Traditional Colonials and center-hall homes on mid to larger lots, with some new custom rebuilds.
- Typical 2025 range: Commonly $1.2M to $3.5M, with premium parcels closer to parks trending higher relative to condition and lot size.
- Why buyers like it: Easy access to South Mountain Reservation trails and a quick hop to Millburn’s cultural hub, including the Paper Mill Playhouse.
Knollwood, Country-Club, Woodfield Estates
- Where: Inland cul-de-sacs and larger-lot streets often associated with privacy and proximity to regional private clubs.
- Homes: Substantial custom builds, architect-designed estates, and newer high-finish rebuilds.
- Typical 2025 range: About $1.8M to $6M-plus, with top estates exceeding that depending on scale and finishes.
- Why buyers like it: Privacy, larger parcels, and room for amenities such as pools and guest spaces. Nearby private club options, including Canoe Brook, are part of the area’s appeal.
Downtown Millburn, Station corridor, Mall edge
- Where: The walkable center of Millburn and the commercial pockets around Short Hills Station and The Mall at Short Hills.
- Homes: Smaller-lot single-family homes close to downtown, plus luxury condos and townhomes near the station and mall.
- Typical 2025 range: Condos and townhomes often in the high $500Ks to low $1M-plus. Nearby single-family homes commonly fall in the $1M to $3M band.
- Why buyers like it: Best walkability, short platform walks, shopping at The Mall at Short Hills, and shows at the Paper Mill Playhouse.
Quick orientation map
Use this simple mental map as you compare areas:
- North of the valley: Old Short Hills and Hartshorn sit closest to Greenwood Gardens and the Short Hills Station.
- South and southwest edges: South Mountain and Glenwood approach the Reservation and Taylor Park.
- Western inland streets: Knollwood, Woodfield, and Country-Club pockets feature larger parcels and privacy.
- Center and east: Downtown Millburn, the station corridors, and the Mall area offer the most walkability and condo-townhome options.
Typical homes and price bands
Typical 2025 range is shown below and is subject to rapid change. For current conditions and a December 2025 town-level median of about $4,046,500, review Realtor.com’s Short Hills overview.
| Area | Common homes | Typical 2025 range | Lifestyle notes |
|---|---|---|---|
| Old Short Hills, Hartshorn, Greenwood | Stately Colonials, Tudors, stone homes, new-build estates on larger lots | ~$1.8M to $5M-$8M+ | Close to Short Hills Station, Greenwood Gardens, and arboretum trails |
| South Mountain, Glenwood, Taylor Park | Traditional Colonials on mid to larger lots, some new custom builds | ~$1.2M to $3.5M+ | Strong park and trail access near South Mountain Reservation |
| Knollwood, Country-Club, Woodfield Estates | Custom estates, gated drives, multi-car garages | ~$1.8M to $6M+ | Privacy, space for pools and outdoor amenities, near private clubs |
| Downtown, Station corridor, Mall edge | Smaller-lot single-family, luxury condos, townhomes | Condos/townhomes: high-$500Ks to low-$1M+; Single-family: ~$1M to $3M | Best walkability to shops, dining, and station |
Commute at a glance
| Station | Line | Manhattan service | Parking | Info |
|---|---|---|---|---|
| Short Hills | NJ TRANSIT Morris & Essex with Midtown Direct | Direct to New York Penn Station during Midtown Direct service periods | Primarily municipal permit and daily options, rules vary by lot | Short Hills Station details |
| Millburn | NJ TRANSIT Morris & Essex with Midtown Direct | Direct to New York Penn Station during Midtown Direct service periods | Municipal permit structures apply | Check NJ TRANSIT for current schedules |
Tip: Service patterns and travel times can vary with infrastructure work. Always confirm express options and schedules on NJ TRANSIT before you tour homes.
Schools at a glance
- District: Millburn Township Public Schools serve Short Hills and are widely recognized for academic strength. See the district overview and school list.
- Elementary schools: Hartshorn, Deerfield, Glenwood, South Mountain, Wyoming. Washington School serves most 5th graders districtwide.
- Zoning note: Elementary assignments can vary by street. Confirm your target address and school zone with the district before making an offer.
Lifestyle anchors you will use
- South Mountain Reservation: 2,110 acres of trails, sledding, and scenic overlooks. Explore the Reservation guide.
- Greenwood Gardens: Formal gardens and seasonal programs steps from Old Short Hills. Visit Greenwood Gardens.
- Cora Hartshorn Arboretum: Trails, nature programs, and local history. See the Arboretum.
- Paper Mill Playhouse: A regional theater with award-winning productions. View the season calendar.
- The Mall at Short Hills: New Jersey’s premier luxury retail center. Browse the Mall directory.
Buying strategies in a competitive market
For all buyers: Inventory has been tight and prices advanced into late 2025. Expect competition on well-positioned homes and be ready to make timely decisions. Track local conditions using the Realtor.com market overview and recent comps.
Executives and frequent commuters: Prioritize proximity to Short Hills or Millburn stations, low-maintenance exteriors, and easy access to Route 24 and I-78 for airport runs. Confirm weekday express service and permit availability on the NJ TRANSIT station page before you tour.
Relocating families: Weight elementary zones heavily when selecting streets. Look for practical layouts with homework and after-school flow, sidewalks for daily routines, and quick routes to parks.
International buyers: Short Hills attracts global buyers for its schools, privacy, and NYC access. Plan early for currency transfer logistics, a lender experienced with non-resident borrowers if financing, and a closing team familiar with cross-border clients. Consult qualified tax and immigration counsel for your situation.
Due diligence checklist: Verify lot size and setback rules if you plan to expand or rebuild, recent property-tax bills, public water and sewer details, garage and driveway capacity, and any proximity to higher-traffic corridors.
Example purchase scenarios
Targeting Old Short Hills with a $1.8M to $3M budget may yield a renovated Colonial or a smaller lot in the historic core. At $5M to $8M-plus, you are in contention for larger renovated estates or recent new-builds.
Focused on South Mountain or Glenwood with $1.5M to $3M? You will likely compare classic Colonials with varying lot sizes and updates, with premiums for parcels near trailheads and parks.
Seeking privacy in Knollwood, Woodfield, or Country-Club streets at $2.5M to $6M-plus? Expect custom residences with space for pools, multi-car garages, and guest areas.
Want walkability and an easier commute? Condos and townhomes near the Mall and station often start in the high $500Ks to low $1M-plus, while nearby single-family homes commonly range from about $1M to $3M.
Ready to zero in on the right pocket, preview off-market options, or align your search with schools and commute? Reach out for a discreet, data-led plan tailored to your timeline.
If you would like a private, consultative approach from a team that knows Short Hills and the surrounding commuter suburbs, connect with Ryan McGurl to Request a Private Consultation.
FAQs
Which Short Hills neighborhoods offer the fastest NYC commute?
- Streets near Short Hills and Millburn stations, including parts of Old Short Hills and Glenwood-adjacent blocks, offer the shortest walks to platforms. Check the NJ TRANSIT Short Hills Station page for current schedules.
Where are the largest lots and most privacy in Short Hills?
- Knollwood, Woodfield, and Country-Club pockets, plus select cul-de-sacs in Old Short Hills, typically offer the biggest parcels and estate settings with premium pricing.
How strong is the current Short Hills market?
- As of December 2025, the median price was about $4,046,500 with limited inventory and seller-leaning dynamics. Review current data on Realtor.com’s Short Hills overview.
Which schools serve Short Hills and how are zones set?
- Millburn Township Public Schools serve Short Hills, with several K-4 elementaries, a centralized 5th-grade school, one middle school, and Millburn High School. Confirm specific address assignments with the district.
What should international buyers prepare before touring Short Hills?
- Line up a cross-border-familiar lender if financing, plan currency transfers, and choose a title and legal team experienced with non-resident clients. Use market data like Realtor.com’s overview to set expectations.
