B&Co. Realty · Franklin Lakes, New Jersey
Boutique luxury real estate brokerage in Franklin Lakes, NJ.
B&Co. Realty advises buyers, sellers, and builders across Franklin Lakes — lake-community homes, large-lot estates, and custom new construction in western Bergen County, guided by a senior advisor from the first conversation.
Franklin Lakes Market
Lake streets, large lots, and room to build.
Franklin Lakes is a borough of about 11,000 residents where Routes 287 and 208 meet — private lake communities and wooded, large-lot streets, with a steady cadence of teardown-to-custom-home projects. B&Co. Realty prices design-build and materials insight into every decision.
Buyers
Search support across Franklin Lakes’ lake communities and estate streets, new construction, and the renovation candidates worth competing for.
Sellers
Pricing, preparation, and editorial listing campaigns built for a market where presentation and systems diligence both move the number.
Builders
Design-aware positioning, buyer fit, and materials guidance for new construction and gut-renovation projects. Buying a lot to build new? What to establish before you buy.
Before a decision
What should a Franklin Lakes buyer establish about septic and the lakes?
Much of Franklin Lakes is served by individual septic systems rather than a municipal sewer, and the Borough routes its septic guidance through the Board of Health — system age, inspection records and expansion capacity belong in the diligence file before an offer hardens. Lake-community homes add a second file: association membership and dues, dock and shoreline rights, and any rules that run with the property.
Compare the existing home through the valuation guide and distinguish its assessment from its market value using the property-tax guide. Keep buyer closing costs or seller closing costs in a separate budget, and review what a New Jersey home inspection covers alongside the septic records.
Franklin Lakes · Preparing an estate for market
How a Franklin Lakes estate is prepared for sale.
A Franklin Lakes sale is prepared in two files at once: the house — condition, systems and presentation — and the property record — septic documentation, lake-association standing, survey and permits. Buyers in this borough price both. B&Co. Realty builds the selling plan around the two together.
For an owner weighing preparation work, define the scope before the pricing conversation, and keep proposed improvements separate from documented completed work. Compare the property in its current condition with the work proposed, keeping the construction budget separate from the costs of acquisition and sale.
Before listing a Franklin Lakes estate.
Questions this pattern can help you frame for your own property:
- Assemble the property record: survey, permits, septic inspection and service history, and lake-association documents where they apply.
- Define the preparation scope and budget alongside the selling plan. Keep proposed improvements separate from documented completed work.
- Review valuation, disclosures and seller closing costs as their own part of the sale conversation.
Discuss a redesign · Understand valuation · Plan seller closing costs.
Reading Franklin Lakes
The setting. The building. The next chapter.
Begin with the particular address: the drive to the city, the lot and its systems, and the changes being considered. These are useful starting points for a purchase, a sale or a renovation conversation.
Connection
Routes 287 and 208 meet in Franklin Lakes; most trips are drives, and Midtown Manhattan is about 30 miles east. For rail, residents drive to stations in neighboring towns on the Main and Bergen County lines. Check a specific address against the route and timetable guide before relying on a listing’s drive-time claim.
Context
The Borough’s lakes anchor its neighborhoods: Franklin Lake and Shadow Lake are private lake communities with their own associations, and the Franklin Lakes Nature Preserve protects the wooded reservoir land at the borough’s edge. Land-use decisions run through the Borough’s planning and zoning boards.
Possibility
Renovation and new construction here are sized by the lot and its systems: septic capacity, water service, and the zoning envelope. The Borough publishes its septic guidance and forms through the Board of Health — bring the property’s records into that conversation early.
Borough septic guidance
What to establish before buying a lot
Service Areas
Franklin Lakes first. Bergen County fluent.
Before the property decision
Check the records for a Franklin Lakes property
Start with the assessment record
Franklin Lakes’ Tax Assessor holds the property record for each address — lot, living area and assessment. Check the record for the address you are comparing, and keep the assessment, the current tax bill and a market valuation distinct.
Find the municipal records custodian
Franklin Lakes’ Borough Clerk is the route to existing municipal records, including OPRA requests for permits or land-use decisions on a specific property. Confirm which office holds the records before selecting a request form.
Local resource pages checked 19 October 2026. The State tax tables below retain their stated tax years and source dates.
By the State’s numbers
Franklin Lakes in the Division of Taxation’s tables.
What the State publishes about residential property tax in Franklin Lakes, taken from the New Jersey Division of Taxation’s own tables for tax year 2025 and its 2026 assessment list. Averages describe the municipality, not any one home; a given property’s bill is its own assessment times the rate.
| General tax rate, 2025 | 1.904 per $100 of assessed value |
|---|---|
| Effective tax rate, 2025 | 1.400 |
| Average residential assessment, 2025 | $1,088,105 |
| Average residential tax bill, 2025 | $20,718 |
| Residential sales tabulated, 2025 | 74 · average price $1,690,670 |
| Residential line items, 2025 | 3,727 |
| Average residential assessment, 2026 list | $1,093,863 |
Figures as published by the New Jersey Division of Taxation: 2025 General Tax Rates by County and Municipality, 2025 Average Residential Statistics and 2026 Average Residential Statistics, read 13 September 2026. In the Division’s own definitions, the general tax rate is the multiplier used to determine the tax levied on each property, expressed as $1 per $100 of taxable assessed value, and is the rate a bill is computed from; the effective tax rate is a statistical comparison of one district with another on the assumption that all are assessed at full value, and is not to be used to compute a bill. The sales row counts the residential sales the Division tabulated for the year and their average price, which is not a median and not a market report. The 2026 figure is the assessment list against which the 2026 rate will be struck once the county certifies it. The same figures for all seventeen town pages are published as data at /data/town-tax.json.
Local Office · Questions
Franklin Lakes, answered.
B&Co. Realty · 10 McKinley St, Suite 10, Closter, NJ 07624 · 201-380-2010
What defines the Franklin Lakes, NJ luxury market?
Franklin Lakes pairs private lake communities with large-lot estates in western Bergen County — a borough of about 11,000 residents where Routes 287 and 208 meet, roughly 30 miles from Midtown Manhattan.
Can B&Co. Realty help with a lake-community home in Franklin Lakes?
Yes. Lake-community purchases carry their own diligence — association membership and rules, dock and shoreline rights, and the property's septic or sewer status. B&Co. Realty works those questions into the offer, not after it.
Which schools serve Franklin Lakes, NJ?
The borough's K-8 district runs three elementary schools and Franklin Avenue Middle School. For high school, students choose between Ramapo High School, in Franklin Lakes, and Indian Hills High School in Oakland, in the Ramapo Indian Hills Regional district.
How do I reach B&Co. Realty for a Franklin Lakes home?
Call 201-380-2010 or start a private consultation. The office is at 10 McKinley St, Suite 10, Closter, NJ 07624.
What is the property tax rate in Franklin Lakes, NJ?
For tax year 2025 the New Jersey Division of Taxation publishes a general tax rate of 1.904 per $100 of assessed value for Franklin Lakes and an effective tax rate of 1.400. The average residential assessment was $1,088,105 and the average residential tax bill $20,718. The general rate is the multiplier a bill is computed from; the effective rate is the State's comparison across districts as if every one were assessed at full value, and the Division says it is not to be used to compute a bill.
Reference, sourced to statute, method or the published Bergen County report: what a New Jersey seller pays at closing · how a Bergen County home is valued · the Bergen County market as reported · how attorney review works · what a seller must disclose · what a buyer pays at closing · the State’s property-tax figures for seventeen towns · how to appeal a Bergen County assessment · what a New Jersey home inspection covers · what happens when an appraisal comes in low · how to get to Manhattan from the Northern Valley · how an off-market sale works.
Read client reviews of B&Co. Realty, with links to the full reviews on Zillow and Experience.com.