As a mortgage broker, I’ve worked with many families navigating the exciting yet complex process of buying a home in New Jersey. With its proximity to major cities like New York City and Philadelphia, diverse communities, and excellent schools, New Jersey is a top choice for families seeking a place to grow and thrive. However, finding the right home in a family-friendly neighborhood with strong schools while securing an affordable mortgage can feel overwhelming. In this article, I’ll guide you through the best school districts in New Jersey for families and share practical mortgage tips to make your home-buying journey smoother. Whether you’re relocating or settling into your first family home, this guide will help you make informed decisions.
Why New Jersey for Families?
New Jersey offers a unique blend of suburban charm, urban access, and top-tier education. The state’s school districts consistently rank among the best in the nation, with many offering advanced programs, extracurricular activities, and safe environments for children. Families also benefit from New Jersey’s proximity to job hubs, cultural attractions, and recreational spaces like beaches and parks. However, with a median home sale price of $538,300 (as of January 2025), affordability is a key concern. By focusing on family-friendly neighborhoods with excellent schools and leveraging smart mortgage strategies, families can find their dream home without breaking the bank.
Top School Districts for Families in New Jersey
Based on data from sources like Niche and GreatSchools, I’ve selected five school districts that stand out for their academic excellence, extracurricular offerings, and family-friendly communities. These districts are paired with nearby neighborhoods where families can find homes at various price points, often below the state median.
1. Millburn Township Public Schools (Millburn)
Location: Essex County
Median Home Price: $800,000–$1,200,000 (affordable options in nearby South Orange: $500,000–$600,000)
Why It’s Great: Millburn Township Public Schools consistently rank among New Jersey’s best, with a 98% graduation rate and high proficiency in math and reading. I love Millburn for its focus on STEM programs and arts, offering something for every child. The district includes Millburn High School, known for its Advanced Placement (AP) courses and college prep. Nearby South Orange provides more affordable homes while still accessing Millburn schools through shared services. NJ Transit trains make commuting to NYC (25 miles away) easy for working parents.
Key Amenities: Safe neighborhoods, access to Short Hills Mall, and community events like the Millburn Street Fair.
Housing Tip: Look for condos or townhomes in South Orange to stay within budget while accessing Millburn schools.
2. West Windsor-Plainsboro Regional School District (West Windsor)
Location: Mercer County
Median Home Price: $600,000–$800,000 (affordable options in Plainsboro: $400,000–$500,000)
Why It’s Great: This district is a favorite for families, with a 97% graduation rate and top rankings for STEM and diversity. I appreciate its focus on innovative programs like robotics and debate clubs, ideal for preparing kids for competitive colleges. West Windsor offers spacious single-family homes, while Plainsboro has more affordable condos and townhomes. Proximity to Princeton (10 miles) adds cultural and educational perks, and NJ Transit connects to NYC.
Key Amenities: Mercer County Park, family-friendly restaurants, and excellent public libraries.
Housing Tip: Explore Plainsboro for starter homes under $500,000 to benefit from the district’s schools.
3. Montgomery Township School District (Skillman)
Location: Somerset County
Median Home Price: $500,000–$700,000
Why It’s Great: Montgomery Township is known for its safe, family-oriented communities and a 96% graduation rate. I find its schools, like Montgomery High School, excel in academics and sports, with strong AP programs and extracurriculars like theater and music. The district’s rural-suburban feel offers large lots and parks, perfect for families who value space. It’s also just 15 miles from Princeton, with access to job hubs and cultural attractions.
Key Amenities: Scenic parks like Skillman Park, community events, and proximity to Princeton University.
Housing Tip: Look for newer townhomes or fixer-uppers to keep costs closer to $500,000.
4. Haddonfield Public Schools (Haddonfield)
Location: Camden County
Median Home Price: $450,000–$600,000
Why It’s Great: Haddonfield Public Schools boast a 95% graduation rate and a reputation for academic rigor and small class sizes. I love Haddonfield’s charming downtown, with walkable streets, cafes, and family-friendly events like the Haddonfield Crafts and Fine Art Festival. The district’s focus on arts and athletics ensures well-rounded opportunities for kids. Affordable single-family homes and condos make it accessible, and the PATCO train offers a quick commute to Philadelphia (10 miles away).
Key Amenities: Historic downtown, access to Cooper River Park, and strong community spirit.
Housing Tip: Consider condos near downtown for affordability and proximity to schools.
5. Ridgewood Public Schools (Ridgewood)
Location: Bergen County
Median Home Price: $700,000–$900,000 (affordable options in nearby Glen Rock: $500,000–$600,000)
Why It’s Great: Ridgewood’s schools are top-tier, with a 98% graduation rate and exceptional programs in STEM, arts, and athletics. I admire Ridgewood High School’s college prep and diverse extracurriculars, from orchestra to robotics. The village’s vibrant downtown offers family-friendly dining and parks, while NJ Transit provides easy access to NYC (20 miles away). Nearby Glen Rock offers more affordable homes while accessing Ridgewood schools through shared districts.
Key Amenities: Walkable downtown, Van Neste Square, and proximity to NYC.
Housing Tip: Explore Glen Rock for budget-friendly single-family homes under $600,000.
Mortgage Tips for Families Buying in New Jersey
Securing the right mortgage is critical for families, especially in a state like New Jersey where home prices can be high. Here are my top mortgage tips to help families afford their dream home in these top school districts:
1. Get Pre-Approved Early
Before house hunting, get pre-approved by a lender like Rocket Mortgage or Quicken Loans. Pre-approval shows sellers you’re serious and helps you set a realistic budget. I recommend comparing at least three lenders to find the best rates and terms. Provide accurate financial details—W-2s, pay stubs, and bank statements—to speed up the process.
2. Explore Down Payment Assistance Programs
New Jersey offers excellent programs for families, especially first-time buyers. The NJHMFA Down Payment Assistance Program provides up to $15,000 as a forgivable loan for down payments or closing costs. If you’re a first-generation buyer, the First Generation Down Payment Assistance Program adds up to $7,000, totaling $22,000 in aid. I’ve seen these programs make a huge difference for families with limited savings. Visit https://www.njhmfa.gov for eligibility details.
3. Consider Low-Down-Payment Loans
For families with strong credit but limited cash, low-down-payment options are a game-changer:
- FHA Loans: Require just 3.5% down with a credit score of 580 or higher. Ideal for first-time buyers in districts like Haddonfield or Plainsboro.
- Conventional Loans: Offer 3% down for credit scores of 620+, suitable for families targeting Montgomery or Glen Rock.
- VA Loans: Available to eligible veterans, these require 0% down and are great for any of the listed districts.
- USDA Loans: Perfect for rural-suburban areas like Montgomery, with 0% down for eligible properties.
4. Shop Around for the Best Rates
Mortgage rates can vary significantly. I advise families to use online tools like Bankrate to compare rates from national and local lenders. A 0.5% difference in rates can save thousands over a 30-year loan. Lock in your rate when you find a good deal, especially in a rising-rate environment.
5. Work with a Buyer’s Agent
A skilled real estate agent familiar with family-friendly neighborhoods can help you find homes in top school districts within your budget. They’ll also negotiate on your behalf and guide you through inspections and appraisals. I recommend choosing an agent with experience in areas like Millburn or Ridgewood for the best results.
6. Factor in Property Taxes
New Jersey’s property taxes are among the highest in the U.S., averaging 2.49% of a home’s assessed value. For a $500,000 home, that’s about $12,450 annually. I suggest budgeting for taxes when choosing a neighborhood. Areas like Haddonfield and Plainsboro often have lower tax rates than Millburn or Ridgewood, making them more affordable long-term.
7. Plan for Maintenance Costs
Family homes, especially single-family properties, come with maintenance costs like lawn care, HVAC servicing, and repairs. I recommend setting aside 1–2% of your home’s value annually (e.g., $5,000–$10,000 for a $500,000 home). Condos or townhomes in districts like West Windsor or Haddonfield can reduce maintenance burdens for busy families.
Final Thoughts
Buying a home in New Jersey as a family is an achievable goal with the right planning. By targeting top school districts like Millburn, West Windsor, Montgomery, Haddonfield, and Ridgewood, you can provide your children with excellent education while enjoying vibrant, family-friendly communities. Pair these locations with smart mortgage strategies—pre-approval, down payment assistance, and low-down-payment loans—and you’ll be well on your way to homeownership. I encourage families to start by getting pre-approved and exploring NJHMFA programs at https://www.njhmfa.gov. For home listings, platforms like Redfin or Zillow can help you find the perfect home in these top districts.