Randolph NJ Homes for Sale
Top-Rated Schools & Family-Friendly Living
Quick Summary
Randolph Township offers family-focused suburban living with A-rated schools ranked in the top 7% nationally (#56 out of 243 New Jersey districts), exceptional recreation facilities including Freedom Park's seven athletic fields and inclusive playground, and median home prices of $730,000-$780,000 that provide value compared to premium Morris County towns. With a 99% high school graduation rate, 11:1 student-teacher ratio, comprehensive youth programs, and reasonable 2-2.5 hour commutes to Manhattan via Dover or Morristown train stations, Randolph attracts families prioritizing quality education, active lifestyles, and community engagement without the premium pricing of Madison or Mountain Lakes.
Why Buy a Home in Randolph, NJ?
Randolph Township represents one of Morris County's best values for families seeking quality education, comprehensive recreation programs, and genuine community atmosphere at accessible price points. While towns like Madison and Mountain Lakes command premiums for their elite schools and historic character, Randolph delivers comparable educational quality and superior recreation facilities at median prices $150,000-$600,000 lower.
The Randolph Township School District's A rating and #56 ranking out of 243 New Jersey districts positions it firmly in the top tier of public education. Ranked #748 nationally out of 10,932 districts, Randolph schools place in the top 7% of American public school systems. Randolph High School's 99% graduation rate, 57% AP participation, and 11:1 student-teacher ratio demonstrate commitment to academic excellence that prepares students for competitive colleges and successful careers.
Randolph's recreation infrastructure rivals or exceeds much larger towns. Freedom Park's seven athletic fields (two for football and lacrosse), Little League and Babe Ruth baseball facilities (all with lights for evening games), new inclusive playground designed for children of different abilities, and picnic pavilions create comprehensive facilities that support youth sports leagues, family gatherings, and community events.
For families prioritizing education quality, recreation facilities, and community engagement while managing budgets carefully, Randolph delivers exceptional value. The combination of top 7% national school rankings, comprehensive recreation infrastructure, and median prices $150,000-$600,000 below premium towns creates a compelling proposition that makes Randolph one of Morris County's smartest family-focused real estate investments.
Randolph Real Estate Market Overview
The Randolph housing market in 2025 demonstrates steady demand with median home prices ranging from $730,000 to $780,000 depending on data source and property type. The consensus median of approximately $730,000-$780,000 positions Randolph as an affordable Morris County option compared to Madison ($950K-$1.3M), Denville ($699K-$784K), or Morristown ($650K-$800K).
Days on market averaging 25-30 days suggests balanced supply and demand. Well-maintained homes in desirable neighborhoods sell relatively quickly to families who recognize Randolph's value proposition, while properties requiring updates or those priced aggressively can sit longer. The market moves steadily without the intense competition that characterizes Midtown Direct towns.
Randolph's housing stock spans entry-level colonials starting around $650,000-$700,000 to luxury properties approaching $1 million+. This diversity accommodates families at different life stages and income levels, from first-time buyers stretching to access quality schools to established families seeking larger homes with premium features.
Randolph's market benefits from its school reputation—families research school districts extensively and consistently identify Randolph as delivering elite education at accessible prices. This educational reputation creates sustained demand that supports property values even during broader market corrections.
Randolph Schools: Top 7% Nationally
Randolph Township School District's A rating and #56 ranking out of 243 New Jersey districts represents the township's primary value proposition and the factor that drives most family relocations to the area. Ranked #748 nationally out of 10,932 public school districts, Randolph places in the top 7% of American public education—an achievement that rivals districts in much more expensive communities.
Randolph High School's performance metrics demonstrate the district's commitment to preparing students for college and career success. The 99% graduation rate indicates nearly universal completion, while the 57% AP participation rate shows significant numbers of students challenging themselves with college-level coursework. The 11:1 student-teacher ratio enables individualized attention and support that helps students reach their potential.
Elementary education in Randolph features standout schools including Center Grove and Ironia Elementary, both earning 8 out of 10 GreatSchools ratings. These strong elementary foundations prepare students for success in middle and high school, creating continuity of quality throughout the K-12 experience.
For families relocating to Morris County, Randolph's schools offer compelling value. A family with two children can save $150,000-$300,000 on home purchase compared to Madison or Mountain Lakes while receiving A-rated education that delivers comparable outcomes. Over 13 years of K-12 education, this savings can fund college tuition, enrichment activities, or long-term financial security.
Recreation & Community Life in Randolph
Randolph's recreation infrastructure represents one of the township's most compelling features and a key differentiator from towns that prioritize schools but underinvest in facilities and programs. Freedom Park, the township's flagship recreation facility, features seven athletic fields including two designed for football and lacrosse, a Little League field, and a Babe Ruth baseball field—all equipped with lights for evening games and practices.
The recent addition of an inclusive playground at Freedom Park demonstrates Randolph's commitment to accessibility and community inclusion. Designed for children of different abilities, the playground ensures all families can participate in recreation regardless of physical limitations.
Beyond Freedom Park, Randolph maintains Brundage Park and Heistein Park, providing additional recreation options and ensuring reasonable proximity to facilities for all neighborhoods. The township's trail system offers hiking and outdoor activities for residents seeking nature-based recreation.
Randolph's recreation programs extend beyond facilities to include comprehensive offerings for both youth and adults. Athletic lessons teach fundamental skills, sports leagues provide competitive opportunities, art classes nurture creativity, and dance instruction offers physical activity with artistic expression. This programming creates year-round engagement that keeps families active and connected.
Commuting from Randolph to NYC
Randolph's commuting situation occupies a middle position in Morris County—longer than Midtown Direct towns like Morristown or Madison but significantly shorter than western towns like Chester. With total door-to-door commute times of 2-2.5 hours to Manhattan, Randolph remains practical for professionals who commute occasionally or work hybrid schedules.
Randolph residents typically drive to either Dover or Morristown train stations to access NJ Transit's Morris & Essex Line. Dover, approximately 15 minutes from central Randolph, offers parking and train service to Penn Station. Morristown, approximately 20-25 minutes from Randolph, provides similar service with potentially better train frequency during peak hours.
The commuting trade-off—accepting longer Manhattan commutes in exchange for affordability and school quality—appeals to families at life stages where career flexibility exists or where one spouse's local employment reduces household commuting burden. For families where both spouses require daily Manhattan presence, Randolph's commute likely proves too challenging.
For professionals with local or regional employment, Randolph's location provides reasonable access to major Morris County employment centers. Morristown (25 minutes), Parsippany (25-30 minutes), and other nearby towns offer substantial employment opportunities in healthcare, pharmaceuticals, financial services, and corporate headquarters.
Randolph Neighborhoods & Property Types
Central Randolph Neighborhoods
Median Home Price: $700K - $850K
Central Randolph encompasses established neighborhoods built primarily from the 1970s-1990s, featuring traditional colonials, split-levels, and ranch homes on quarter-to-half-acre lots. These areas provide convenient access to schools, Freedom Park, shopping along Route 10, and major roadways.
Properties typically feature 4-5 bedrooms, 2.5-3 bathrooms, and 2,500-3,500 square feet. Central Randolph appeals to families seeking convenience and community atmosphere, with proximity to schools enabling children to walk or bike.
North Randolph Neighborhoods
Median Home Price: $750K - $900K
North Randolph features slightly newer construction from the 1980s-2000s with larger colonials and contemporaries on half-acre lots. Properties typically offer 4-6 bedrooms, 3-4 bathrooms, and 3,000-4,000 square feet with two-car garages, finished basements, and professionally landscaped lots. Appeals to families seeking more space and newer construction.
South Randolph Neighborhoods
Median Home Price: $650K - $800K
South Randolph offers more affordable entry points with homes dating primarily from the 1960s-1980s on quarter-to-half-acre lots. Properties typically feature 3-4 bedrooms, 2-2.5 bathrooms, and 2,000-3,000 square feet. Appeals to first-time buyers seeking quality schools and families with younger children who don't yet need extensive space.
Luxury Randolph Estates
Median Home Price: $900K - $1.2M+
At Randolph's upper price tier, luxury properties on larger lots (1-2+ acres) offer substantial colonials and custom builds with premium features. Properties typically feature 5-6 bedrooms, 4-5 bathrooms, and 4,000-6,000 square feet with gourmet kitchens, spa bathrooms, finished walk-out basements, pools, and luxury finishes throughout.
Property Taxes in Randolph
Randolph's property taxes reflect the township's investment in A-rated schools and comprehensive recreation programs, with an effective tax rate of 2.364% based on 2024 data from the New Jersey Department of Treasury. This rate translates to approximately $18,912 in annual property taxes on an $800,000 home, or $17,730 on a $750,000 property.
For a typical Randolph home valued at $750,000, annual property taxes of $17,730 fund schools ranked in the top 7% nationally, recreation facilities including Freedom Park's seven athletic fields and inclusive playground, police and fire departments, road maintenance, and municipal services.
For families with multiple children, the tax investment becomes increasingly rational. A family with three children receiving 13 years of K-12 education each (39 total student-years) pays approximately $690,000 in property taxes over that period on a $750,000 home. However, the equivalent private school education would cost $780,000-$1,560,000, making the public school investment economically advantageous.
The combination of 2.364% effective rate, A-rated schools, and comprehensive recreation programs creates a value proposition that appeals to families prioritizing education and community quality over tax minimization. For families at life stages where quality schools justify higher taxes, Randolph delivers exceptional return on investment.
Living in Randolph: Pros and Cons
Pros
- ✓Top 7% Schools Nationally: A-rated district ranked #56 in New Jersey with 99% graduation rate
- ✓Exceptional Value: Median prices deliver A-rated education at $150K-$600K less than premium towns
- ✓Outstanding Recreation: Freedom Park's seven fields, inclusive playground, and comprehensive programming
- ✓Family-Focused Community: Safe neighborhoods where children play and families connect
- ✓Diverse Housing Stock: Range from $650K entry-level to $1.2M+ luxury estates
Cons
- ×Long Manhattan Commute: 2-2.5 hours makes daily commuting challenging
- ×High Property Taxes: 2.364% rate translates to $17,730-$18,912 annually for typical homes
- ×Not Elite Schools: Top 7% nationally but can't match Madison or Mountain Lakes rankings
- ×Limited Walkability: Suburban layout requires driving for most errands and activities
- ×Route 10 Traffic: Main corridor experiences congestion during peak hours
Ready to Find Your Randolph Home?
Randolph's combination of A-rated schools (top 7% nationally), exceptional recreation facilities, family-focused community, and median prices of $730,000-$780,000 creates one of Morris County's best values for families.