Torn between Westfield and Summit for your next move west of New York City? You are not alone. Both Union County towns offer charming homes, lively downtowns, and strong commuter access, which makes the choice feel close. This guide gives you a clear, side‑by‑side look at housing, downtown life, commute patterns, typical price bands, and family amenities so you can see which town fits your lifestyle best. Let’s dive in.
Quick snapshot
Both Westfield and Summit are suburban Union County communities with rail access to Manhattan. Westfield has roughly 30,000 residents, while Summit has about 22,000. That size difference shows up in the feel of each place.
- Westfield supports a longer retail corridor and more varied price points. You will find a wide range of dining, boutiques, and services along its main streets.
- Summit delivers a compact, upscale downtown with a dense cluster of restaurants, bakeries, and shops. The vibe often feels like a small city core.
If you want a longer stroll with many options across price tiers, Westfield fits well. If you prefer a tighter, curated center with strong evening dining, Summit often wins.
Homes and neighborhoods
Both towns lean heavily toward single‑family homes and have condos and townhomes closer to the stations and downtowns. You will see historic architecture, postwar colonials and splits, and newer renovations in both.
Westfield housing feel
Westfield’s housing ranges from late‑19th‑century Victorians and early 20th‑century Colonials to mid‑century colonials and split‑levels. Lot sizes are moderate with close suburban spacing in many areas. You will also find smaller condo buildings and a few loft‑style conversions near the center.
Common pockets include Northside and West side residential streets, Cherry and Elm area blocks, and close‑in neighborhoods near Tamaques Park and Mindowaskin Park. Zoning is largely stable for single‑family homes, so large multi‑unit redevelopment is limited compared with denser suburbs.
Summit housing feel
Summit has a higher share of sizable historic homes, including Victorian and Tudor styles, plus many professionally renovated properties and custom builds. Lot sizes skew larger in parts of town, especially near historic districts.
Neighborhood references include the Hill and other historic sections near downtown, areas along Somerset Street, and residential streets edging toward the Watchung Reservation. Summit places emphasis on preserving neighborhood character, and the concentration of higher‑value single‑family homes is noticeable.
Downtown vibe and lifestyle
Westfield downtown
Westfield’s longer main corridor offers a broad mix of restaurants, boutiques, family services, and several grocery options. Seasonal events like parades and a weekly farmers market add to the calendar. Walkability is strong in the core with street and municipal lot parking.
For day‑to‑day needs, you can cover everything from coffee to kids’ activities to errands in a single loop. Families often highlight the convenience of having many choices in one town.
Summit downtown
Summit’s compact center is highly walkable and polished. Dining options punch above their weight, with a lively weekend and evening scene that appeals to professionals and date nights alike. Boutique retail is strong, and personal services are easy to access.
Arts and cultural events are frequent within the central blocks, which keeps the core active without feeling sprawling.
Commute to NYC
Rail service
- Summit station sits on NJ Transit’s Morris and Essex lines. During peak hours, Midtown Direct trains commonly run to New York Penn Station with rides around 35 to 45 minutes. Off‑peak service often runs to Hoboken with connections.
- Westfield station is on the Raritan Valley Line. Many riders connect at Newark for New York service. Total rail time commonly ranges from about 45 to 60 minutes or more depending on transfers and waits. The Raritan Valley Line’s service pattern has changed over time, so check current timetables before you decide.
If a faster, frequent direct rail ride is your top priority, Summit typically holds the edge. If you value a broader range of housing near a lively downtown and can accept a connection, Westfield can be a great fit.
Driving and station access
Both towns offer multiple driving routes toward Manhattan and Newark via I‑78, Route 24, US‑22, and connections to the Garden State Parkway. Car commute times vary with congestion. Each station has municipal parking with permits and some street parking near downtown. Weekday demand is high in both towns, so confirm permit options early if station access matters to you.
Price bands and market context
Below are typical ranges that reflect market conditions through 2023 to mid‑2024. Exact numbers shift with inventory and mortgage rates. Always check current MLS data before you make offers.
- Condos and entry units near downtown: Westfield often around 300,000 to 700,000. Summit often around 350,000 to 800,000.
- Mid‑range single‑family, 3 to 4 bedrooms: Westfield commonly 700,000 to 1.1 million. Summit commonly 900,000 to 1.4 million.
- Upper range or large historic homes: Westfield about 1.1 million to 2 million plus. Summit about 1.5 million to 3 million plus, depending on lot, renovations, and proximity to the center.
The broader pattern since 2022 has been tight inventory with strong demand, followed by some moderation as rates rose in 2023 to mid‑2024. Well‑located, renovated homes still see competitive interest in both towns. Summit tends to command higher prices per square foot due to larger lots, high‑end housing stock, and buyer perception of prestige.
Property taxes and monthly costs
New Jersey property taxes are among the nation’s highest, and both towns include municipal and school components that impact annual costs. Your exact bill depends on assessed value. Review recent tax bills for any home you consider and speak with the town tax assessor or your agent for parcel‑specific estimates. For condos or townhomes, factor in HOA fees and utilities as part of the monthly picture.
Schools, parks, and recreation
Both towns have well‑regarded public school districts with high graduation rates and a wide range of extracurriculars. Summit Public Schools and Westfield Public Schools each include multiple elementary schools, a middle school, and a comprehensive high school with advanced coursework options. Families also find private school choices in the region.
Outdoor access is a shared strength. Westfield’s Tamaques Park and Mindowaskin Park anchor neighborhood life. Summit’s Reeves‑Reed Arboretum and Memorial Field are local favorites, with quick drives to the Watchung Reservation and South Mountain Reservation. Youth sports and recreation programs are active in both communities.
Which fits your lifestyle?
Choose Westfield if you want:
- A long, lively downtown with many dining and retail choices at varied price points.
- A broader range of entry to mid‑market single‑family homes and townhomes.
- Moderate lot sizes in many neighborhoods, with parks and family programming close by.
Choose Summit if you want:
- Shorter and more frequent direct rail service to New York Penn during peak times.
- A compact, upscale downtown with strong evening dining and boutique shopping.
- Larger historic homes, bigger lots in many areas, and a higher overall price tier.
Both are excellent commuter towns with family‑friendly amenities. Your final decision usually comes down to commute priorities, housing style and lot size, and budget.
Next steps
If you are comparing specific neighborhoods, walk the blocks near each station during peak hours and visit the parks on a weekend. Review current NJ Transit timetables for service details, and contact the municipal parking office for permit rules. For pricing, ask for a town‑by‑town MLS snapshot that reflects current inventory and days on market.
If you plan to sell before you buy, a design‑first listing strategy can help you capture demand in both markets. Staging, photography, and targeted marketing often make the difference between a good result and a great one.
Ready to explore Westfield and Summit side by side or request a valuation? Reach out to Eleana Giannisi for a customized tour, neighborhood advisory, and design‑driven guidance tailored to your timeline.
FAQs
How long is Summit’s train commute to New York?
- During peak hours, Midtown Direct trains from Summit commonly take about 35 to 45 minutes to New York Penn Station.
Does Westfield have direct trains to New York?
- Westfield is on the Raritan Valley Line, and many riders transfer at Newark for New York service, so total rail time commonly runs about 45 to 60 minutes or more depending on transfers.
How do home prices compare between Westfield and Summit?
- As of 2023 to mid‑2024, Summit generally sits at a higher price tier, while Westfield offers a broader range of entry to mid‑market options along with upper‑end homes.
What are the main parks in each town?
- Westfield highlights include Tamaques Park and Mindowaskin Park, while Summit residents enjoy Reeves‑Reed Arboretum and Memorial Field with quick access to nearby county reservations.
Is station parking available in both towns?
- Yes, both Westfield and Summit have municipal commuter lots and nearby street parking with permit systems, though weekday demand is high.
Are there historic or renovation rules I should know about?
- Both towns include historic neighborhoods and local review processes, so check municipal planning or historic commission guidelines before exterior changes.
