June 16, 2026

Summit vs Short Hills NJ: Which New Jersey Suburb Is Right for You?

For many buyers relocating from Manhattan, Brooklyn, Hoboken, Jersey City, and other nearby communities, the search often comes down to two towns: Summit and Short Hills.

In fact, these are two of the communities most frequently considered by buyers relocating from New York City, Hoboken, and Jersey City.

Both offer highly rated schools, direct train service to New York City, beautiful residential neighborhoods, and strong long-term demand. Yet despite their similarities, they provide very different lifestyles.

As local real estate agents who work extensively in both communities, we are often asked the same question: "Which town is better?"

The answer depends less on which town is "better" and more on which town is the better fit for your lifestyle, priorities, and long-term goals.

What Do Summit and Short Hills Have in Common?

Before discussing the differences, it is worth noting what makes both communities so desirable.

Both Summit and Short Hills offer:

• Highly rated public schools
• Direct NJ Transit service to New York City
• Beautiful tree-lined neighborhoods
• Strong property values
• Access to parks and recreation
• Convenient access to major highways and airports
• A strong sense of community

For buyers seeking a suburban lifestyle without sacrificing access to Manhattan, both towns consistently rank among northern New Jersey's most sought-after communities.

Choose Summit If You Want a More Walkable Lifestyle

One of Summit's biggest advantages is its downtown.

The city features a vibrant downtown district filled with restaurants, coffee shops, boutiques, fitness studios, and community events. Many neighborhoods offer convenient access to both downtown and the train station, creating a lifestyle that appeals to buyers who still value walkability after leaving the city.

Many buyers relocating from Hoboken, Jersey City, Brooklyn, and Manhattan find Summit's downtown atmosphere particularly appealing because it maintains some of the convenience and energy they enjoyed in urban environments.

For a broader overview of the community, schools, neighborhoods, and local lifestyle, explore our Summit NJ Real Estate Community Guide.

A current example of this lifestyle can be found at 65 Woodland Avenue. Located directly across from Lincoln-Hubbard Elementary School, approximately 0.3 miles from downtown Summit and 0.5 miles from the Midtown Direct train, the property highlights the walkability and convenience that continue to attract buyers to Summit.

Choose Short Hills If You Prioritize Space and Privacy

While Summit often attracts buyers seeking walkability, Short Hills is frequently favored by buyers looking for larger lots, greater privacy, and estate-style properties.

Many neighborhoods feature expansive homesites, mature landscaping, and a more residential atmosphere while still maintaining convenient access to downtown Millburn, the train station, and The Mall at Short Hills.

Buyers who prioritize privacy, larger homes, and outdoor space often find themselves gravitating toward Short Hills.

44 West Road provides a great example. Situated on a level 1.02-acre property in the desirable Glenwood section of Short Hills, the home offers a setting that would be difficult to replicate in many Summit neighborhoods.

Downtown Summit vs Millburn and Short Hills

This is often one of the most misunderstood comparisons. Summit offers a larger, more concentrated downtown environment with a substantial collection of restaurants, shops, services, and community events. Short Hills residents, however, enjoy access to both downtown Millburn and The Mall at Short Hills. While the experience is different, many residents appreciate having both options available. Rather than one being better than the other, the choice often comes down to personal preference.If you envision walking to coffee shops, restaurants, and downtown events on a regular basis, Summit may be the stronger fit. If you prioritize residential neighborhoods while still maintaining convenient access to shopping and dining, Short Hills may be more appealing.

Comparing the Housing Stock

Both communities offer beautiful homes, but the inventory differs in meaningful ways. In Summit, buyers will find a mix of historic Colonials, renovated character homes, newer construction, and homes located within close proximity to downtown and the train. In Short Hills, buyers will find a strong concentration of luxury homes, estate properties, and larger lots. Neither housing stock is inherently superior. The right choice depends on whether your priorities center on walkability and convenience or privacy and space.

Comparing the Market

While both communities remain highly competitive, the market data reveals some notable differences.

Through May 2026, the average sales price in Summit was approximately $1.63 million, while the average sales price in Short Hills was approximately $2.57 million. Summit homes sold for an average of 109.4% of list price compared to 105.96% in Short Hills, demonstrating strong buyer demand in both markets.

What does this mean for buyers? In general, Short Hills tends to command a higher price point and offers a greater concentration of luxury and estate-style properties. Summit, meanwhile, continues to attract intense buyer competition thanks to its walkability, downtown amenities, and commuter-friendly location.

Commute Comparison

For many buyers, commuting remains one of the most important factors in their decision. Both Summit and Short Hills offer direct NJ Transit service to New York City and are considered premier commuter communities. The choice often comes down to where you live within each town and your proximity to the train station. To learn more about train schedules, commute times, and what buyers can expect, read our detailed guide on commuting from Summit NJ to NYC.

Which Town Is Right for You?

Summit May Be the Better Fit If You:

• Want a walkable downtown lifestyle
• Value proximity to restaurants and coffee shops
• Want convenient access to the train station
• Prefer a stronger urban-suburban feel
• Enjoy community events and an active downtown environment

Short Hills May Be the Better Fit If You:

• Prioritize larger lots
• Value privacy
• Want an estate-style setting
• Prefer a more residential environment
• Are looking for a larger luxury home inventory

Our Perspective

After helping hundreds of buyers throughout northern New Jersey, we have found that there is rarely a single "best" town. Instead, the best community is the one that aligns most closely with your lifestyle.

Buyers who prioritize walkability, convenience, and downtown access often choose Summit. Buyers who prioritize larger properties, privacy, and luxury housing inventory frequently choose Short Hills.

The good news is that both communities offer exceptional schools, strong property values, direct access to New York City, and an outstanding quality of life.

Frequently Asked Questions

Is Summit or Short Hills more expensive?

Short Hills generally commands a higher average sales price than Summit, though both communities offer a range of housing options.

Which town has a better commute to NYC?

Both offer direct NJ Transit service to New York City and are considered premier commuter communities.

Which town is more walkable?

Summit generally offers greater walkability to its downtown district and train station.

Which town has larger lots?

Short Hills typically offers more opportunities for larger lots and estate-style properties.

Which town is better for families?

Both communities are highly regarded by families due to their schools, recreation opportunities, and strong sense of community.

Should I choose Summit or Short Hills?

The answer depends on your priorities. Buyers seeking walkability often prefer Summit, while buyers prioritizing space and privacy often prefer Short Hills.