Short Hills vs. Livingston: Home Prices, NYC Commute, Schools & What Buyers Should Know in 2026
For buyers searching Essex County, Short Hills and Livingston often end up on the same list. Both communities are frequently considered by buyers prioritizing public schools, proximity to New York City and established residential neighborhoods. But once buyers begin touring homes, the differences between the two markets become much clearer. The questions we hear most often come down to four things: price point, commute, schools and access to shopping and dining. The 2026 sales data shows just how different the two markets can be.
Short Hills vs. Livingston at a Glance
| 2026 Through August | Short Hills | Livingston |
|---|---|---|
| Average Sale Price | $2.75M | $1.43M |
| Closed Sales | 110 | 216 |
| Sales Under $1.5M | 8 | 132 |
| $1.5M to Under $2M | 28 | 49 |
| $2M to Under $3M | 39 | 27 |
| $3M+ | 35 | 8 |
| Train Station in Town | Yes | No |
| Direct Rail Service to NYC | Yes | No |
Real estate data through August 31, 2026, compiled from Garden State Multiple Listing Service market reports.
The average sale price tells only part of the story. Through August, the average Short Hills sale was approximately $2.75 million, compared with approximately $1.43 million in Livingston.
The distribution of those sales is even more revealing. More than 60% of Livingston sales occurred below $1.5 million, while only eight Short Hills homes sold below that threshold during the same period.
For buyers still trying to understand how different budgets align with the area's commuter towns, our NJ suburb buyer budget guide provides a broader comparison.
What Does $1.5 Million Buy in Short Hills vs. Livingston?
This is one of the clearest differences between the two markets. In Livingston, 24 Shrewsbury Drive sold $1.5 million. The five bedroom, 3.1 bath home sits on approximately .45 acres, was built in 1969 and renovated in 2026. At a similar price point in Short Hills, 378 White Oak Ridge Road sold for $1.455 million. The three bedroom, two bath Cape sat on approximately .52 acres and was built in 1953. It was offered strictly AS IS and marketed as an opportunity for renovation or redevelopment. The property was listed for $1.288 million and sold approximately 13% above asking. That example illustrates something buyers can encounter at Short Hills' lower price points: the value of the property may be tied as much to the lot and redevelopment potential as to the existing house. This trend is explored further in our guide to new construction and redevelopment in Millburn and Short Hills. Another 2026 example demonstrates the competition that can occur at the lower end of the Short Hills market. 8 Claremont Drive was listed at $1.1 million and sold for $1.38 million after nine days, approximately 25% above asking. For a buyer around $1.5 million, Livingston simply provides a much larger pool of available homes.
What Does Around $2 Million Buy?
Around $2 million, both markets offer more options, but the type of home buyers encounter can still be very different.In Livingston, 36 Crestview Hill Road sold for $1.96 million. The six bedroom, 5.1 bath home was built in 2025 on approximately .27 acres. In Short Hills, 35 Woodland Road sold for $1,999,999. The five bedroom, four bath home was built in 1931, renovated in 2021 and sits on approximately .20 acres. It also offered close proximity to the Short Hills train station. This highlights one of the distinctions buyers frequently notice while touring: Livingston generally offers more new construction at lower price points than Short Hills. For buyers considering higher Short Hills price points, our Short Hills luxury home price guide takes a closer look at what different budgets can buy in the market.
What Does Around $3 Million Buy?
At approximately $3 million, both communities can offer substantial homes, but age and construction continue to differ. In Livingston, 11 Homestead Terrace sold for $3 million. The six bedroom, 6.1 bath home was built in 2025 and sits on approximately .58 acres. In Short Hills, 3 Denman Court also sold for $3 million. The six bedroom Colonial was built in 1984, renovated in 2012 and sits on approximately .49 acres. The home offered a first floor guest suite, multiple bedroom suites, finished lower level and level backyard. At this price point, Short Hills also becomes a much deeper market. Through August, there were 35 Short Hills sales at $3 million or above, compared with only eight in Livingston. In other words, Livingston provides much more inventory at lower price points, while Short Hills has considerably more transaction activity as buyers move into the $3 million plus luxury market.
New Construction Is One of the Biggest Differences
For buyers who prioritize new construction, the two markets can produce very different searches. Livingston has had considerably more newly built inventory available across a broader range of prices. The 2026 Livingston reports include multiple newly constructed homes selling from the upper $1 millions into the low $2 millions. Short Hills also has an active new construction market, but new homes generally trade at significantly higher price points. Several 2026 report identified new construction sales were around $3.85 million, $4 million, $4.225 million and above. For buyers with the same budget, the decision may therefore come down to newer construction in Livingston versus an established or renovated home in Short Hills.
Short Hills vs. Livingston for the NYC Commute
Transportation is one of the biggest practical differences between the two communities.
Commuting From Short Hills
Short Hills has its own NJ Transit station on the Morris & Essex Line, with direct Midtown Direct service connecting commuters with New York Penn Station. NJ Transit also lists commuter parking at the Short Hills station. For buyers commuting to Manhattan several days each week, having rail service within the community can have a significant influence on the home search. Our Short Hills to NYC commute guide breaks down train, bus, driving and other transportation options in more detail.
Commuting From Livingston
Livingston does not have its own train station.Many commuters use bus transportation into Manhattan or Newark, while others drive to nearby rail stations depending on where they live and their individual schedule. Our Livingston to NYC commute guide explains the most common transportation options for buyers considering the township.
For buyers making the trip into Manhattan frequently, direct rail access can weigh heavily in the comparison. For those commuting less frequently, housing size, age and price point may carry greater weight.
Downtown Millburn vs. Livingston's Commercial Centers
This is another distinction buyers begin to notice once they spend time in both communities. Short Hills itself does not have a traditional downtown. Short Hills is part of Millburn Township, and Downtown Millburn serves as a nearby shopping, dining and service district for many Short Hills residents. Millburn Township describes the downtown as an important economic and social center with a concentration of local businesses. Livingston has a different layout. Rather than one traditional train centered downtown, shopping, restaurants and services are spread across several commercial areas, including Livingston Town Center. For buyers who prioritize being close to a train station, restaurants and a traditional downtown district, that difference can become an important part of the decision.
How Do Short Hills and Livingston Schools Compare?
Schools are one of the most frequent questions we hear from buyers comparing the two communities. Short Hills is served by Millburn Township Public Schools, while Livingston has its own Livingston Public Schools district. Millburn currently reports approximately 4,600 students across eight schools, while Livingston operates nine schools from early childhood through high school. There is not one meaningful answer to the question, “Which school system is better?”. Rankings vary by methodology, and individual buyers may prioritize academics, programs, school size, specific schools or other factors differently. For a broader comparison of education options across the area's commuter suburbs, see our guide to NJ suburbs and schools.
Buyers should also verify individual school assignments directly with the applicable district before purchasing a property
Why Buyers Often Consider Both Short Hills and Livingston
Despite their differences, these communities are frequently cross shopped because they address many of the same broad buyer priorities in different ways. Short Hills generally offers direct rail service to New York City, convenient access to Downtown Millburn, limited inventory at lower price points and a deep luxury market. Livingston generally offers considerably more housing inventory below $2 million and more new construction at those price levels, but without a train station in town. For most buyers, the decision ultimately depends on how they balance budget, commute, housing style, new construction, schools and access to shopping and dining.
Frequently Asked Questions
Is Short Hills more expensive than Livingston?
Based on 2026 closed sales through August, the average Short Hills sale price was approximately $2.75 million, compared with approximately $1.43 million in Livingston.
Is there more inventory below $1.5 million in Livingston?
Yes. Through August 2026, Livingston recorded 132 sales below $1.5 million, compared with only eight in Short Hills.
Does Livingston have a train station?
No. Livingston does not have an NJ Transit rail station. Residents commonly use bus transportation or travel to nearby rail stations.
Does Short Hills have a downtown?
Short Hills itself does not have a traditional downtown. Because Short Hills is part of Millburn Township, Downtown Millburn serves as the nearby downtown district for many residents.
Is there more new construction in Livingston?
The 2026 sales reports show considerably more new construction in Livingston at lower price points. New construction is also available in Short Hills, but generally at a substantially higher price.
What can approximately $2 million buy in Short Hills vs. Livingston?
Recent 2026 sales illustrate the difference. A six bedroom home built in 2025 sold for $1.96 million in Livingston, while a renovated five bedroom home originally built in 1931 sold for just under $2 million in Short Hills. Individual properties vary significantly based on location, lot size, condition and features, but these transactions help illustrate the differences buyers are encountering in the current market.
Buying in Short Hills or Livingston?
Market averages are useful, but they only tell part of the story. Two homes at the same price can offer very different combinations of condition, lot size, age, location and transportation access.The Saritte HarelTeam works throughout Short Hills and Livingston and helps buyers compare current inventory, recent sales and the practical tradeoffs between the two communities.
Buyers who are still narrowing down which towns fit their budget can also explore our NJ suburb buyer guide for NYC, Hoboken and Jersey City buyers.
Explore current homes in Short Hills and Livingston or contact the Saritte Harel Team at Here
