South Orange vs Summit, NJ
Two of New Jersey's most desirable commuter towns — with meaningfully different price points, schools, and commutes. Here's how to choose.
The short version: South Orange is faster to NYC, more affordable, and more diverse. Summit is more expensive, has top-ranked schools by traditional metrics, and a larger downtown. Both are genuinely excellent places to live. The right answer depends on your commute priorities, budget, and what you want from a school district.
Last updated May 2026
Side-by-Side Comparison
| Category | South Orange | Summit |
|---|---|---|
| Commute to NYC | ~35 min express (Midtown Direct) | ~45 min express (Midtown Direct) |
| Median Home Price | $600K–$850K | $1.1M–$1.5M+ |
| Property Taxes (est.) | $14K–$20K/yr | $18K–$28K/yr |
| School District | SOMSD (diverse, progressive) | Summit Public Schools (top-ranked) |
| Downtown Vibe | Compact, walkable, arts-forward | Upscale, larger, more retail |
| Arts & Culture | SOPAC (performing arts center) | Summit Playhouse, gallery scene |
| Population | ~18,500 | ~22,000 |
| County | Essex County | Union County |
| Diversity | Very diverse | Less diverse |
| Walkability | Very walkable downtown | Very walkable downtown |
| Nightlife / Bars | Gaslight, The Woodland, handful of spots | Several restaurants/bars, quieter scene |
Which Town Is Right for You?
Choose South Orange if…
- Shorter NYC commute matters most (35 vs 45 min)
- Budget is $600K–$900K
- You want a diverse, progressive community
- Arts and cultural programming (SOPAC) is a priority
- You prefer a smaller, tighter-knit village feel
Choose Summit if…
- Top-ranked school metrics are the priority
- Budget is $1M+
- You want more retail and a larger downtown
- Union County location works better for your commute patterns
- You prefer a more traditional suburban aesthetic
Common Questions
Questions from people deciding between these two towns.
Is South Orange or Summit better for commuting to NYC?
Both are excellent. Summit is on the Morristown Line (Midtown Direct, ~45 min express). South Orange is on the Morris & Essex Line (Midtown Direct, ~35 min express). South Orange has a faster ride to Penn Station. Summit has slightly more service frequency.
How do home prices compare between South Orange and Summit?
Summit is significantly more expensive. Median home prices in Summit typically run $1.1M–$1.5M+. South Orange median prices are $600K–$850K. Both towns have appreciated strongly, but Summit commands a substantial premium.
How do the schools compare?
Summit schools are consistently ranked among the top in New Jersey — highly regarded with strong test scores and resources. South Orange-Maplewood School District (SOMSD) is well-regarded, progressive, and diverse. Summit attracts buyers who prioritize traditional academic metrics; SOMSD attracts buyers who value diversity and a broader educational philosophy.
Which town has a better downtown?
Both have walkable, restaurant-lined downtowns. South Orange's is compact and charming with SOPAC anchoring the arts scene. Summit's downtown is larger, more upscale, with more retail. South Orange feels more neighborhood-y; Summit feels more like a destination.