Trying to choose between Short Hills and Summit for a Midtown Direct commute? You’re not alone. Both offer strong train access, beautiful neighborhoods, and lively local amenities, which can make the decision feel tricky. In this guide, you’ll get a clear, side‑by‑side look at commute realities, housing styles, walkability, schools, and everyday life so you can match the town to your priorities. Let’s dive in.
Midtown Direct commute: what to expect
Train time and frequency
Both towns sit on NJ Transit’s Morris & Essex Lines with Midtown Direct service to New York Penn Station. Typical one‑seat ride times vary by train and schedule. Expect a range roughly between 35 and 55 minutes, depending on local versus express service and time of day. Always confirm the specific trains you plan to ride using the current NJ Transit rail schedules and check NJ Transit service advisories before you travel.
- Summit is a principal stop, so you often see robust peak service with multiple express and local options.
- Short Hills is also well served, though some peak periods may have fewer express departures compared to larger hubs. Frequency patterns change by timetable.
Station access and parking
Your first mile to the train can shape the daily experience as much as time on board.
- Summit: The station anchors downtown. Many central neighborhoods are walkable to the platform. The city manages municipal commuter options through its parking division, so review policies and permits through the City of Summit website.
- Short Hills (Millburn Township): Short Hills has its own station, but life is more spread out. Some neighborhoods can walk to the platform. Others rely on a short drive, drop‑off, or bike. For permit rules and lot details, start with Millburn Township’s official site and confirm availability directly with the township.
Pro tip: Before you buy, map a 5 to 15 minute walk from specific addresses to the station and try the route during a typical rush hour.
Onboard experience and reliability
Peak trains can be crowded. Seating is first‑come, first‑served. Express runs may be faster and more comfortable, but they are tied to peak windows. Track work and seasonal service changes occur, so get in the habit of checking NJ Transit advisories and testing your commute during house hunting.
Housing styles and price context
Short Hills (07078) is part of Millburn Township in Essex County. It is known for larger lots, mature trees, and a high concentration of luxury colonials, Tudors, and custom estates. You will also find some condos and townhomes, but single‑family homes dominate.
Summit, an independent city in Union County, offers a broader mix. Near downtown you’ll see older Victorians and colonials on smaller lots with sidewalks. In outer neighborhoods, you’ll find mid‑century ranches and splits, plus newer infill and renovated single‑family homes. There are also more townhouse and condo options near the center.
In general, Short Hills has historically traded at a premium due to its estate‑style properties and lot sizes. Summit is also expensive relative to regional averages, but often presents more price tiers, from smaller walkable homes to high‑end properties. Market conditions shift quickly, so use current local comps and inventory when you get serious about a block or neighborhood.
Walkability and daily life
Downtown vibe
- Summit: The station sits in the heart of a compact, walkable downtown. If sidewalk living is a priority, this setup makes errands, dining, and commuting easy from nearby streets. For events and business directories, explore the Summit Downtown Association.
- Short Hills/Millburn: Millburn’s Main Street and cultural anchors are within the township and draw many Short Hills residents. The environment is more spread out overall, with walkable pockets near Millburn’s core and more car‑oriented blocks elsewhere.
Shopping, dining, and culture
- Short Hills/Millburn: You can catch nationally recognized theater at the Paper Mill Playhouse and enjoy a mix of Main Street shops and restaurants in Millburn. Day‑to‑day services are plentiful, and the area includes regional shopping destinations.
- Summit: Downtown features a wide range of restaurants, cafes, bakeries, and specialty shops. Seasonal events like farmers markets and street fairs create a lively calendar of activities.
Parks and recreation
Both communities offer municipal parks, fields, and robust rec programming. Summit is home to the Reeves‑Reed Arboretum, which adds classes and nature programming close to town. Short Hills has easy access to larger green spaces in the region, and both towns offer swim and tennis options, youth sports, and nearby private clubs with separate memberships.
Schools and public services
Both Millburn Township Public Schools and Summit Public Schools have strong reputations in New Jersey. Program offerings, AP options, and extracurriculars differ, so compare them directly using the state’s NJ School Performance Reports and by visiting individual schools. Private school choices exist in both areas. For up‑to‑date information on municipal services, use the City of Summit and Millburn Township sites.
Property taxes in both towns are higher than the New Jersey average, consistent with the level of services offered. Actual bills vary by assessed value and exemptions, so review the most recent tax record for any home you are considering.
Which town fits you best?
Choose Short Hills if you prioritize larger lots, estate‑style homes, and a quieter residential feel while still staying close to the train and township amenities. You will likely rely more on a car outside walkable pockets, though some neighborhoods are within a short stroll of the station.
Choose Summit if a walk‑to‑town lifestyle is high on your list. You will find a range of housing types near the train, plus a lively downtown anchored by restaurants, shops, and community events.
Both towns work well for NYC commuters and families who value strong schools and quality public services. The right answer depends on how you want to live day to day.
A practical checklist
Use this quick plan to pressure‑test your choice:
- Commute test: Ride your intended trains during a weekday morning and evening. Compare door‑to‑door time and crowding. Use NJ Transit rail schedules and check advisories.
- Parking reality check: Contact the City of Summit and Millburn Township to understand permit rules, waitlists, and guest parking.
- Walkability audit: Do a 5 to 15 minute walk from candidate addresses to the station and to downtown. For a quick scan, plug the address into Walk Score to compare block‑level scores.
- Lifestyle fit: Review local calendars. Start with the Summit Downtown Association and the Paper Mill Playhouse schedule.
- Schools: Use the NJ School Performance Reports and speak with each district about programs and enrollment boundaries.
- Property taxes and ownership costs: Pull the latest tax bill for the home and compare utilities, insurance, and any association fees where applicable.
Ready to tour with a local plan?
You deserve clarity before you make a move. Our team lives and works in these neighborhoods every day, and we help you weigh commute patterns, block‑by‑block walkability, and the nuances that drive resale value. When you are ready, we will map a shortlist that fits your train, your lifestyle, and your budget.
If you want a personalized comparison or curb‑level guidance on a specific street, reach out to The Bigos Group to Request Your Local Market Snapshot.
FAQs
How do commute times compare from Short Hills and Summit to NYC?
- Both towns offer one‑seat rides on NJ Transit’s Morris & Essex Lines, typically ranging from about 35 to 55 minutes depending on the train and time; confirm your exact trains on the current NJ Transit rail schedules.
Is station parking easier in Summit or Short Hills?
- Summit has a centralized station area and municipal parking programs, while Short Hills offers commuter lots with varying permit policies; check the City of Summit and Millburn Township sites for current rules and availability.
Which town is more walkable to shops and restaurants?
- Summit’s downtown is compact and centered on the station, so many streets are walkable; Short Hills/Millburn has a vibrant Main Street and cultural venues with more car‑oriented areas outside those cores.
How do schools in Millburn Township and Summit compare?
- Both districts are well regarded, with different program offerings; review the state’s NJ School Performance Reports and visit schools to compare curriculum, electives, and extracurriculars.
Where can I find current home price trends for each town?
- Use live local MLS data and recent sold comps for your target neighborhoods; pricing shifts quickly, so ask your agent for up‑to‑date comps and absorption trends rather than relying on outdated medians.
What should I verify before making an offer near the train?
- Test your exact commute, confirm parking options, check walkability at rush hour and on weekends, review recent tax bills, and compare neighborhood‑level resale drivers like lot size, school zoning, and distance to downtown.
