Home Buying in Bedminster>Question Details

Rogy, Home Buyer in Bedminster, NJ

What's the approximate price difference between Bedminster part of the Hills and Basking ridge part of the hills

Asked by Rogy, Bedminster, NJ Sat Jan 2, 2010

I want to buy a single family house in the Hills NJ. From the internet it seems Bedminster's school is worse than Basking Ridge. I'm looking for some ideas to help me determine the offer price.

Help the community by answering this question:


The three "B" communities of Bedminster, Basking Ridge and Bernardsville are core to my area of focus - and the quality of the school systems is a big draw for prospective buyers. It is so refreshing to read the perspective of a resident and informed faculty member. I, for one, very much appreciate your input - the finer distinctions you point out could well be lost by people comparing these communities.

Jeanne Feenick
Unwavering Commitment to Service
Web Reference: http://www.feenick.com
1 vote Thank Flag Link Sun Jun 19, 2011
I live in Bedminster and have worked as a school teacher in Basking Ridge for over a decade. Don't let test scores influence you too much. Test scores are more a reflection of the population, and not the quality of the teaching. For instance, even within Basking Ridge, certain elementary schools consistantly score much higher because they have a different population of students. Both systems are advanced in technology and are outfitted with interactive whiteboards (although Bedminster has a slight edge - every student gr. 3-8 has a personal netbook), both have excellent curriculum and teachers. Class size, however, is a huge difference. Bedminster ranges anywhere from 14 - 18 where grades 3 and higher in Basking Ridge often have 25 - 28 students in a class. This is a major issue. Although William Annin is an excellent middle school with fantastic teachers, it's huge. I've heard many parents complain about this. In Bedminster, the middle school is small with about 70 kids per grade and small class sizes. Although we've considered moving to Bernards TWP and Bernardsville because we know we can get more house for our money, I won't leave the Bedminster school system because it's an excellent school and the taxes are 1/2 what you'd pay in Basking Ridge or Bernardsville. Just a few things to consider. Good luck:)
1 vote Thank Flag Link Tue Jun 14, 2011
Rogy: Are you looking for new construction? Regarding the Schools: The annual New Jersey School Report Card find it here: http://education.state.nj.us/rc/ Regards,
0 votes Thank Flag Link Tue Feb 16, 2010
Dear Rogy --- The HIlls in Bedminster does not have many single family homes. There are duplexes in Long Meadow, and, accessed from the Basking Ridge side, although actually in Bedminster, there are a few more subdivisons. The main part of the Hills in Bedminster, off of HIlls Drive, are pretty much condos and townhomes though some are fee simple such as Long Meadow. There is one location near the Hills that has newer homes in the 1MM - 1.2 mm range in Bedminster.

In Basking Ridge, there are several single family community homes. The link that follows links to my website where you can find information about every subdivsion in the Basking Ridge side of the Hills including name, number of bedrooms, average prices, and recent sales for 2009. There is not registration required.

Here is the link: http://marieyoung.net/thehills.htm

As you will see, each subdivison has its own positives and negatives, and prices range from a low of in the 400's for townhomes up to 2MM. in Beacon Manor. I expect to populate Bedminster shortly.

Having sold several units/homes in both Basking Ridge and Bedminster, I'd be happy to provide you with a more in-depth analysis and lists of current listings as well as recently solds in both towns.

Regarding schools, you can access sites such as greatschools.net which actually allow you to compare school systems against various criteria, and view side by side, the differences in what's offered.

Should you require further information or would like a tour, don't hesitate to call me. All of my information is available at http://www.marieyoung.net, and there's also a contact me form right there.
0 votes Thank Flag Link Sat Jan 2, 2010

Having worked in Somerset county for several years providing valuation services for banks and insurance companies I would generally agree with the other posts with regards to areas but from a numbers perspective Basking Ridge values average about 10% greater overall.

If crunching numbers in preparation to an offer makes sense then please feel free to contact me, I would be happy to oofer up some data factors to consider. dexter@njhomenet.com
Web Reference: http://www.njhomenet.com
0 votes Thank Flag Link Sat Jan 2, 2010
Hi there Rogy, there is definitely a difference in price between the Basking Ridge and Bedminster sides of The Hills. As you probably have already learned, Bedminster feeds into Bernards High (Bernardsvillle), while Basking Ridge has its own high school, Ridge High. Both are ranked highly. The Star Ledger School Report Card provides a great comparative tool. You'll find a link to that and more at my website http://www.feenick.com For ease, the link to that page is:

Your best bet in determining a good offer price is to base it on a well thought out pricing analysis for the property you are considering. Done properly, it will be based on the comparables for the community and will provide a market value range based on the market trend which will guide and support your offer. The lowest priced single family home on the Basking Ridge side is priced about $635 - $650K. Comparable homes - similar features, bedroom count, home and lot size, garage size - are priced $619 - $652K with total renov. So you do get more for your money on the Bedminster side. Taxes are very sweet in Bedminster - in this example, the Basking Ridge homes have an annual tax bill of about $10,000, while the Bedminster tax bill is about $7,000.

If you are working with an agent, she/he can and should be putting together a good analysis for you - with that in hand, you will be in very good shape for a successful negotiation. If you are not aligned with an agent that knows this market well, you should be. This is my area of expertise, I know it well and would be honored to assist you.

You can reach me via Trulia or email me directly at http://www.feenick.com if you'd like to continue the dialogue/get more specific guidance.

Jeanne Feenick
Unwavering Commitment to Service
Search the MLS at http://www.feenick.com
Web Reference: http://www.feenick.com
0 votes Thank Flag Link Sat Jan 2, 2010
Hello Rogy,

I wouldn't necessarily say that the Bedminster schools are worse than the Basking Ridge schools - both districts score very high on most scales. One thing to consider is that Bedminster is part of the Somerset Hills school district which means that middle school and high school are in Bernardsville. I'm not sure which price range you are looking at, but I do think there are more options on the Basking Ridge side which is a little more pricey than Bedminster. Bedminster also has lower taxes which is a huge plus.

I'd say that about 80% of my business is in these two areas and I live in Basking Ridge. I am happy to answer any additional questions you may have - all contact information is in my profile. Feel free to contact me at your convenience.

Good Luck,
0 votes Thank Flag Link Sat Jan 2, 2010
Search Advice
Ask our community a question
Email me when…

Learn more

Copyright © 2014 Trulia, Inc. All rights reserved.   |  
Have a question? Visit our Help Center to find the answer