Keller Williams NJ Metro Group
For buyers moving out of Manhattan · Brooklyn · Queens · Hoboken · Jersey City · and for anyone trading up inside Essex County
Millburn and Short Hills are one township with two names, and buyers treat the second one as the better address. I pulled a year of closings and matched every one of them to the county assessment file to find out what the extra money actually buys. It is not a shorter commute, it is not a cheaper fare, and it is not a better price per foot.
Selling here instead? The same numbers decide what your house is worth, and the pricing pages are the ones your buyers will be reading.
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| Millburn | Short Hills | |
|---|---|---|
| Median sold price | $1,740,000 | $2,425,000 |
| Median price per square foot | $757 | $728 |
| Median minutes to Penn Station | 44 | 47 |
GSMLS single-family closings, 16 Oct 2025 to 9 Oct 2026, 155 marketed sales matched to Essex County assessment records. Run times from the NJ Transit Morris & Essex weekday timetable effective 30 Aug 2026.
Moving to Millburn and Short Hills · 16 pages · n=155
01What is inside
And thirteen things to do before you write an offer, in order.
02Why it is worth your email
Two names, one township, one market temperature. Days on market, sale to original list and the share closing over asking are effectively identical on both sides of the line. What changes is the size of the house. Buyers who think they are crossing into a different market write the wrong offer.
The more expensive side is the cheaper side per square foot. Most buyers have this exactly backwards, and it is the single most useful thing in the guide.
Those are two different offers, and most buyers write the same one in both.
The township is assessed at 70% of what property here is actually worth, and the next revaluation is scheduled for 2029. The guide explains what that does to a bill, and it is not what people assume.
GSMLS single-family closings matched to Essex County assessment records, 16 Oct 2025 to 9 Oct 2026, n=155. Assessment ratio: State of New Jersey equalization table, as cited in the guide.
You walk in knowing which game you are in. That is the whole point of it.
No spam, and no one calls you unless you ask. Unsubscribe anytime.
03The two sides
$9.61 per $1,000 of the price actually paid, the lower of the two.
$11.76 per $1,000. Three minutes further from Penn Station, same fare, 241 fewer station parking spaces.
GSMLS single-family closings matched to Essex County assessment records, 16 Oct 2025 to 9 Oct 2026, n=155. Split by ZIP on the county assessment record. Run times from the NJ Transit Morris & Essex weekday timetable effective 30 Aug 2026.
Same median twelve days on market. Same share closing over asking, within a point. The names are doing more work than the market is.
04Why work with me
Every number in this guide came out of the MLS and the Essex County assessment file, and I matched the two of them address by address so the square footage and the tax figure belong to the same house as the sale price. 180 of 184 matched. The township-level assessment figures come from the State of New Jersey rather than from me, because on that one the State's own equalization table is the better source and I would rather cite it than my own arithmetic.
Where something could not be verified, it is not in the guide. There is a rail fare I would like to print and will not until NJ Transit publishes it.
05Meet Nancy
I run Nancy Chu Homes out of Keller Williams NJ Metro Group, and I have spent my career on this side of Essex County. I write these guides because the questions people ask me on a first call are almost always the same questions, and almost always the ones the listing sheet does not answer.
06Follow along
07Questions
Yes. Sixteen pages, no sign-in, nothing to pay. You give me an email and a phone number and the guide downloads the second you hit the button.
Not unless you ask. If you want to talk I would like that, and you can reach me on the number at the bottom of this page. Otherwise take the guide and use it.
That is who it is written for. There is a page at the front telling you which part to read now and which part to come back to.
That is not a question I can answer for you, and the guide does not try. What it shows is that the price difference is buying square footage rather than a shorter commute, a cheaper fare or a better price per foot. Once you know that, the question stops being which town and starts being how much house you need.
No. It does not rate, rank or compare school districts. The two sides are split by ZIP code on the county assessment record, which is a geographic fact and nothing more.
Not because you bought. New Jersey does not reassess a house when it changes hands. There is a whole page on what does move a bill and what a revaluation actually does, which is less than almost everyone expects.
The guide
Know what the premium is actually buying before you write an offer.
The property tax figure on every listing in this township was calculated on an assessment from 2017. Millburn is now carried at 70% of what property here is actually worth, and the next revaluation is scheduled for 2029. What that does to your bill is page 8 of the free guide, and it is not what most people assume.
Your guide
Tap below and it downloads now. No inbox to check.
Download your guideDidn't download? Open the guide here
millburn.nancychuhomes.com/assets/guide.pdf
There is one number I could not print. NJ Transit does not publish a monthly rail pass price for a single station pair. Text me the word RAIL and I will send it the day I can confirm it.
Text RAIL to 917.992.3098