Living in Livingston 2026 Guide
A car-dependent township (Walk Score 19) with no rail station in town, generous lots, its own K-12 Livingston Public Schools district, and Community Coach #77 bus service from the Livingston Mall to the Port Authority.
Space to breathe - real yards, mature trees,and spacious lots on nearly every street, rare this close to NYC.
Direct express coach - Community Coach #77 runs direct from the Livingston Mall to Port Authority in about 50–60 minutes, single-seat, no transfers.
Own K-12 district - Livingston Public Schools operates the township's K-12 district; Livingston High was ranked #20 Best Public HS in NJ (U.S. News, 2025).
The numbers - a car-dependent layout (Walk Score 19, walkscore.com) with no rail station in town, the roughly 205-acre Riker Hill complex for outdoor access, and median sale values that vary widely by neighborhood. Let's run current comps for your target streets. See our Livingston selling guide for sellers, or get a home value estimate.
Space, Schools,and Substance: Living in Livingston, NJ
Encompassing a broad, tree-lined township in Central Essex County, Livingston is defined by space: homes sit on large lots with mature trees and room to grow, a rarity this close to NYC. There is no rail station and no large downtown; the draw is its own K-12 Livingston Public Schools district (Livingston High ranked #20 Best Public High School in NJ, U.S. News 2025) and a housing stock that pairs generous space with solid construction.
Buyers come to Livingston primarily for thee schools,and the quality of life that comes with them. The mix of housing styles, from mid-century ranches,and split-levels to grand colonials,and newer estate construction, means there is a genuine range of price points across the township, though well-located, updated homes continue to command premiums.
Commuter Logistics: The Direct Coach into Manhattan
For professional commuters, Livingston provides a straightforward and relaxing route straight into NYC, though it does require planning:
- Community Coach #77: The most popular option. A comfortable motorcoach runs directly from the Livingston Mall to the Port Authority Bus Terminal in Midtown Manhattan. The ride takes 50–60 minutes,and it is a single-seat, direct trip, no transfers, no switching trains.
- Livingston Express Shuttle: A free municipal shuttle runs from the Livingston Mall, with free commuter parking, to the South Orange Train Station. From there, you can catch NJ Transit's Midtown Direct trains into Penn Station. Total door-to-door time: roughly 60–75 minutes.
- Nearby train stations: Many Livingston residents also drive to nearby stations in Millburn, Short Hills, Summit, or South Orange, all offering NJ Transit Midtown Direct service to Penn Station.
A Top-Ranked School System: Livingston Public Schools
Another major catalyst driving buyers to Livingston is its top-ranked **independent public school system**. Operating with deep local funding, Livingston Public Schools rank consistently among the absolute top of New Jersey education. The nine public schools serve approximately6,400 students, with strong STEM programs,and Blue Ribbon recognition,and testing scores rated 10/10 (Public School Review,2025–26).
Because of thee district's caliber, students benefit from professional, highly qualified educators, deeply specialized advanced-placement offerings,and highly competitive scholastic sports,and arts programming. This high-resource public academic setting creates an outstanding foundation for student success,and helps explain why families prioritize Livingston when choosing where to settle down.
Signature Colonials
The two-story colonial is the signature Livingston home, usually set on a spacious lot with a yard and driveway. Most of the core family market is built around well-kept three- to four-bedroom homes, with prices varying widely by condition, location, and lot size.
Coach & Shuttle Commute
Community Coach #77 runs direct from the Livingston Mall to Port Authority in about 50–60 minutes,and a free municipal shuttle ties the mall to South Orange's Midtown Direct rail. No train station sits in town, so plan your commute around the coach ecosystem.
What Homes Actually Sell For
List prices are a strategy, not a ceiling. Per Redfin's 07039 market data, the three-month median sale price sits near $1.2M (about $1,242,219, up roughly 3.5% year over year over the three months ending June 2026, with Redfin's August 2026 market-trends read holding the median at $1.2M; median price per square foot ~$548, up 10.5%), with a ~103.4-103.6% sale-to-list ratio (Redfin's ZIP market data, homes selling above list price) and homes averaging about 19 days on market (down from 56 a year earlier). Homes range widely, from modest older ranches and smaller colonials up to executive estates and newer construction on premium lots. Inventory is moderate: Redfin shows roughly 75 homes for sale in the 07039 ZIP with about 19 new listings in the past week, about 89 homes sold over the three months ending June 2026, and the market is scored 'very competitive' at 89/100 (Zillow's typical home value runs roughly $861K-$1.1M, up about 1.8-5.9% year over year, with homes going to pending in about 15 days). This market is competitive but less frenzied than ultra-low-inventory towns like Glen Ridge, which leaves prepared buyers a bit more room to negotiate.
The Livingston reality: At ~$1.2M median, with homes selling at roughly 103.4-103.6% of asking price and averaging about 19 days on market (Redfin 07039), well-priced, well-presented homes still sell within a few weeks. Redfin shows roughly 75 homes for sale in the ZIP with about 19 new listings in the past week and about 89 sales over the three months ending June 2026, and the market is scored 'very competitive' at 89/100. Budget for the sale price, not the list price, and come pre-approved, ready to move when the right home comes up.
Source: Redfin 07039 ZIP housing market, Redfin 07039 new listings, and Zillow Livingston home values, accessed October 26, 2026. Figures reflect public market data as reported by each source and change frequently.
Commute & Transit
Everything NYC relocators need to know
- No rail service in town
No rail station in Livingston. Commuters use bus or shuttle connections.
- Community Coach #77
- Livingston Express Shuttle
- #77 Express to Port Authority from the Livingston Mall (50–60 min,
- Free shuttle from the Livingston Mall to South Orange Station for Midtown Direct rail
Free commuter parking available at the Livingston Mall,and shuttle pickup centers right there,where Community Coach #77 also boards. Plan ahead during peak- the lot fills early.
Livingston is coach-and-shuttle-oriented. Community Coach #77 runs directly from the Livingston Mall to Port Authority via Route 280,and the free Livingston Express shuttle connects the mall to South Orange's Midtown Direct rail.
Livingston Spotlight
| County | Essex |
| Public Schools | Livingston Public Schools |
| Rail / Coach | Community Coach #77 |
| Transit Terminus | Port Authority (NYC) |
| Transit Time | ~50-60 min to Port Auth. |
| Signature Vibe | Space & Top Schools |
Sorelle's Livingston Tip
"Livingston is about space and schools. At ~$1.2M median with a ~103.4-103.6% sale-to-list ratio and homes averaging about 19 days on market, well-priced homes still move within a few weeks. If you're prioritizing the school district and lots of room, Livingston's median buys larger lots than the rail towns - come pre-approved and ready. Every situation is different - let's talk through what makes sense for yours."
Property Taxes in Livingston NJ
Per the NJ Division of Taxation's MOD IV Average Residential Statistics report, the average residential property tax bill in Livingston for Tax Year 2025 was $18,469, with an effective (equalized) tax rate of 1.882 per $100 of equalized value in the Division's 2025 General Tax Rates table. The figure is cross-checked against Patch's town-by-town Essex County property tax list for the same tax year; the amount you actually pay depends on the assessed value of the specific home.
Use these as a planning anchor, not a quote: your bill is set by the year's rate and the home's assessed value. Sources are listed at the bottom of this page.
Related Reading
Current Livingston market prices, school rankings, commute options,and why families are choosing this spacious Essex County township.
Read the GuideA practical comparison of what your budget buys in Livingston versus New York City,from taxes to space to schools.
Read the Guide"Sorelle guides clients through every step of the real estate process with clear communication, deep local expertise, and real-world results."
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From assessing school district boundaries to finding the right lot for your family,and weighing the coach versus shuttle commute,I am here to help you navigate Livingston with total ease.
Frequently Asked Questions About Livingston
Per Redfin's 07039 data, the three-month median sale price sits around $1.2M (about $1,242,219, up roughly 3.5% year over year over the three months ending June 2026), with a ~103.4-103.6% sale-to-list ratio (Redfin's ZIP market data) and homes averaging about 19 days on market. Redfin shows roughly 75 homes for sale in the ZIP with about 19 new listings in the past week, and about 89 sales over the three months ending June 2026.
Livingston is served by Community Coach #77,a direct motorcoach run from the Livingston Mall to the Port Authority Bus Terminal,typically 50–60 minutes single-seat,no transfers.A free municipal shuttle also connects the mall to South Orange Station,where Midtown Direct trains reach Penn Stationin roughly 60–75 minutes door-to-door.
Livingston Public Schools is the township's K-12 district; Livingston High was ranked #20 Best Public High School in NJ (U.S. News, 2025). The district serves about 6,400 students across nine schools, with STEM programs and Blue Ribbon recognition.
The average residential property tax bill in Livingston for Tax Year 2025 was $18,469, with an effective rate of 1.882 per $100 of equalized value (NJ Division of Taxation). Your actual bill depends on the assessed value of the specific home, so I'll run the exact number for any property you are considering.
Livingston features a mix of mid-century ranches,and split-levels,two-story colonials(the most common style),and newer executive estates on half-acre to full-acre lots.Many homes sit on generously sized, tree-lined lots,givingthe township its spacious character.
The market is competitive but less frenzied than ultra-low-inventory towns like Glen Ridge. At ~$1.2M median, with a ~103.4-103.6% sale-to-list ratio and homes averaging about 19 days on market, well-priced, well-presented homes still sell within a few weeks, leaving prepared buyers some room to negotiate.
No,theris no NJ Transit rail station in Livingston itself.Commuters use Community Coach #77(the direct bus to Port Authority)or the free Express Shuttle to South Orange Station,whereMidtown Directtrainsreach Penn Station.Nearbystationsin Millburn,Short Hills,Summit,andSouthOrangearealsooptions.
Livingston's outdoor options center on township parks and the Riker Hill complex (roughly 205 acres across Riker Hill Art Park, the dinosaur park, and Becker Park), with shopping and dining along the Route 10 corridor. Note that the Livingston Mall itself closed in February 2026 and its site now operates as a commuter park-and-ride, though restaurants, shops, and services along Route 10 continue to serve daily needs. Its central Essex County location puts South Mountain Reservation and neighboring towns' dining and arts scenes within a short drive.
Livingston is car-dependent (Walk Score 19 on walkscore.com), with no rail station in town and most errands requiring a drive. The outdoor anchors are the Riker Hill complex and the township's neighborhood parks.
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Ask SorelleSources
- NJ Division of Taxation, MOD IV Average Residential Statistics, Tax Year 2025 (Livingston average residential tax bill: $18,469)
- NJ Division of Taxation, 2025 General Tax Rates (Livingston effective rate: 1.882 per $100)
- Patch, Essex County Ranked By Property Taxes (Tax Year 2025) (cross-check)
- Walk Score, Livingston NJ (Walk Score 19)
- Essex County Parks, Riker Hill Complex (~205 acres total)
All figures carry the year attached; the state republishes tax tables annually and market and park data change, so confirm current figures before relying on them.