Trying to decide between Chatham and Summit for your next move? You are not alone. Many buyers compare these two Midtown Direct towns for schools, commute, downtown feel, and long‑term value. In this guide, you will get a clear, side‑by‑side look at what matters most so you can choose with confidence. Let’s dive in.
Chatham vs. Summit at a glance
- Price context: On broad value indexes, typical values sit near seven figures. As of late 2025 to January 2026 snapshots, Zillow’s ZHVI shows Chatham around $1.26M and Summit around $1.31M. Redfin’s Jan 2026 closed‑sale medians show Chatham near $1.43M and Summit near $1.86M. Figures vary by month and mix of homes sold.
- Schools: Both districts receive A+ style ratings on well‑known school aggregators, which supports strong buyer demand and resale over time. You should always verify attendance zones directly with each district before making an offer. See the School District of the Chathams page for contacts and resources.
- Commute: Both towns ride NJ TRANSIT’s Midtown Direct line. Summit is usually a few minutes faster to New York during peak times, depending on the exact train. Use the official Morris & Essex timetable to compare your target arrival.
- Downtown vibe: Summit has a larger, busier downtown near the station. Chatham’s borough center feels smaller and village‑like, with an active small‑business community. The township areas of Chatham are more suburban in layout. Chatham Borough’s civic updates offer a taste of its local priorities.
- Taxes: New Jersey property taxes are among the highest in the country. Review official rate tables and verify any home’s current bill with the municipal tax collector. Start with the NJ Division of Taxation for methodology and context.
- Resale: Both towns benefit from top schools, Midtown Direct access, and scarce inventory in walkable pockets. Summit often shows tighter competition in recent snapshots, while Chatham demand varies by micro‑neighborhood and elementary‑school proximity.
What “Chatham” means in this guide
Locals often say “the Chathams,” which includes Chatham Borough and Chatham Township. They share the same public‑school district and the 07928 ZIP, but neighborhood feel, lot size, and walkability can differ. The borough offers a more walkable core near its train station. The township has more classic suburban streets and larger lots in many areas. When you shop, keep both municipalities in view as one search area and verify school assignments with the district. Start with the district’s official site.
Schools and family priorities
You will find highly rated public schools in both communities. On aggregator sites, the School District of the Chathams and Summit Public Schools receive strong, A+ style overall grades, which is one reason these towns hold value. Rankings can shift year to year, so use them as one input and confirm details directly with each district.
What to verify as you shop:
- Attendance zones and feeder patterns for your specific address
- Program offerings such as AP courses, special education, and enrichment
- Enrollment timelines and required documentation
For Chatham resources, including district contacts and maps, visit the School District of the Chathams. For an at‑a‑glance reputation view, see Niche’s district overview for the Chathams. Always confirm boundaries with the district before you submit an offer.
Commute and transportation
Both towns ride the Morris & Essex lines with Midtown Direct service to New York Penn. Summit is slightly closer to Newark and Secaucus, so certain peak trains arrive a few minutes sooner than comparable Chatham trains. That said, local versus express patterns matter more than averages.
How to compare your real commute:
- Pick your ideal New York arrival, such as 8:30 AM.
- Open the official NJ TRANSIT Morris & Essex timetable.
- Note departure and arrival times for both Summit and Chatham that land you near your target.
- Check first‑mile factors like station parking permits, drop‑off options, and whether you plan to walk to the station.
By car, both towns connect to Route 24 with straightforward access to I‑78 and I‑287. Travel times swing widely with rush‑hour traffic, so run the drive during your typical window.
Housing stock and price points
- Chatham: You will see many post‑war and mid‑century colonials on established streets. The township side tends to offer larger lots and a more suburban feel, while the borough center is more walkable.
- Summit: Expect a mix of historic Victorians, Tudors, and colonials, along with some condo and loft options closer to downtown and the station.
Price signals to set expectations:
- Zillow ZHVI, a broad value index smoothing across home types, shows Chatham around $1.26M as of Jan 31, 2026, and Summit around $1.31M as of Dec 31, 2025.
- Redfin’s Jan 2026 median sale price snapshot shows Chatham near $1.43M and Summit near $1.86M. Monthly medians can skew with luxury closings, so use these as context, not ceilings.
In today’s low‑inventory environment, sale‑to‑list ratios and time on market change quickly. Street‑level comps by micro‑neighborhood will tell the real story when you are ready to write.
Downtown vibe and everyday amenities
- Summit: A larger, active downtown clusters dining, services, and shops near the train station. Many buyers target homes within an easy walk to enjoy a car‑light routine.
- Chatham: A smaller, village‑scale downtown appeals if you want a quieter core with independent shops and community‑driven events. The township neighborhoods feel more suburban, while the borough blocks near Main Street and the station are most walkable. For a window into local priorities and small‑business momentum, review recent Chatham Borough civic updates.
Taxes and carrying costs
New Jersey property taxes are among the nation’s highest. Your total bill blends municipal, county, and school levies that can change annually. For methodology and effective‑rate tables, start with the NJ Division of Taxation and request the current tax bill from the municipal tax collector during any transaction.
Directional town examples from consumer data sources:
- Chatham Township: Aggregators often show median annual bills in the low to mid $20k range. See a directional snapshot on Ownwell’s Chatham Township page. Verify with the municipality.
- Summit: Municipal notices help explain changes to the city’s portion of the bill year to year. For example, a 2024 city notice references a two‑cent municipal tax‑rate change. Review the City of Summit’s budget messaging for context and confirm current numbers with the tax collector.
Tip to compare monthly costs:
- Ask for the current tax bill on any listing you like.
- Add homeowners insurance and HOA, if applicable.
- If you plan to finance, talk with your lender for a personalized payment estimate once you have price, taxes, and down payment.
Resale potential and long‑term value
Both towns benefit from powerful value drivers: top public schools, Midtown Direct access, attractive downtowns, and limited supply in the most desirable neighborhoods. Homes within a short walk of the station or highly rated elementary schools typically draw broader buyer pools, which supports resale. Recent market snapshots often show Summit as more competitive with faster sales and higher sale‑to‑list ratios, while Chatham is also strong but varies more by block and walking zones.
Watchouts as you shop:
- Vintage homes with older roofs, HVAC, or electrical systems can impact total cost of ownership.
- Zoning rules may limit redevelopment, which can either preserve character or restrict future supply.
- Higher property taxes can narrow the buyer pool at certain price bands.
Which town fits your priorities
Choose Summit if:
- A slightly shorter peak train commute is critical for your schedule, and you want an active, walkable downtown near the station. See the NJ TRANSIT timetable to confirm exact train times for your arrival target.
Choose Chatham if:
- Top public schools are your top decision factor, and you prefer a village‑scale downtown with more classic neighborhood feel. Explore district context on Niche’s Chathams overview and verify address‑level assignment with the School District of the Chathams.
Consider both if:
- You want A‑level schools and a sub‑60‑minute Midtown commute. In that case, the right choice often comes down to micro‑neighborhood, walkability to the station, and what is on the market right now.
Next steps to decide with confidence
- Tour both downtowns at your commute time to feel traffic, parking, and train flow.
- Pull address‑specific school information and enrollment timing with the districts.
- Ask for current tax bills on the homes you love and compare monthly ownership costs.
- Review fresh 90‑day comps by neighborhood to set a realistic offer strategy.
If you want a calm, data‑driven process with local guidance, reach out to Meghan Mullin to compare neighborhoods, preview off‑market options, and map your path to a winning offer.
FAQs
How do Chatham and Summit home prices compare right now?
- As context, recent snapshots show Zillow’s ZHVI around $1.26M for Chatham as of Jan 31, 2026, and $1.31M for Summit as of Dec 31, 2025. Redfin’s Jan 2026 medians show about $1.43M in Chatham and $1.86M in Summit. Use current comps for your street.
What is the typical Midtown Direct commute from each town at 8:30 AM?
- It depends on the exact train. Summit is generally a few minutes faster than Chatham on many peak runs. Compare your target arrival using the official Morris & Essex timetable.
Which schools would my address attend in Chatham or Summit?
- Attendance depends on district boundaries and feeder patterns. For Chatham resources and contacts, visit the School District of the Chathams. Always confirm with the district before you make an offer.
How high are property taxes in these towns?
- New Jersey taxes are high statewide. Start with the NJ Division of Taxation for effective rates, then request the exact current bill from the municipal tax collector. Directionally, consumer sources show Chatham Township median bills in the low to mid $20k range.
Which town has stronger resale potential in the long run?
- Both towns show strong fundamentals: top schools, rail access, and appealing downtowns. Recent market snapshots often show Summit as tighter on competition, while Chatham remains highly desirable with more variation by micro‑neighborhood and walking zones.
