Selling or Buying a Home in Randolph, NJ
A local guide from Irma Brainard, Weichert Realtors — a Realtor licensed in New Jersey since 2017 who lives nearby in Rockaway Borough and has helped clients buy and sell in Randolph.
Why buyers love Randolph
Randolph is a large Morris County township with big parks, a lake beach at Randolph Park and a more suburban layout than the towns along the train lines. Buyers often look here for more space and yard for the money and quick access to Route 10, I-80 and I-287. I've worked with clients in Randolph, and I can help you weigh it honestly against nearby towns like Denville and Rockaway Borough.
Randolph at a glance
- Location: Morris County, about 21 square miles, bordered by Denville, Rockaway Township, Dover, Mine Hill, Roxbury, Chester, Mendham and Morris Township.
- Population: about 26,500 residents (2020 census).
- Highways: Route 10 runs through town, with quick access to Interstate 80, Interstate 287 and Route 46.
- Getting to NYC: there's no train station in Randolph. Commuters drive to nearby NJ Transit stations in Dover, Denville, Morris Plains or Morristown, on the Morristown and Montclair-Boonton lines to Hoboken and New York Penn Station. NJ Transit bus 875 also serves the township.
- Schools: Randolph Township Schools runs four elementary schools (Center Grove, Fernbrook, Ironia and Shongum), Randolph Middle School (grades 6–8) and Randolph High School (grades 9–12), all within the township's own district.
- Parks: Brundage Park, Freedom Park and Randolph Park, which has a lake beach, plus the main campus of the County College of Morris.
- Property taxes: the average residential tax bill in Randolph was about $13,900 in 2024 (NJ Division of Taxation), higher than Denville (about $11,300) and Rockaway Borough (about $10,100), with homes that are often larger. Taxes are paid quarterly, due February 1, May 1, August 1 and November 1.
Selling your home in Randolph
Randolph draws buyers looking for more space, parks and good highway access. To get the strongest price, your home needs to be priced from real local data and presented well. Here's how I help sellers:
- A detailed comparative market analysis based on recent Randolph and nearby sales
- Prep and staging guidance so your home shows at its best
- Professional photos and video, targeted online ads and social media
- Negotiation from offer through attorney review, inspections and closing
- Short sale experience if you owe more than your home is worth
What the township requires before you close
Every New Jersey town sets its own resale rules. In Randolph, selling a one- or two-family home requires a certificate of compliance from the Fire Prevention Bureau for smoke detectors, carbon monoxide alarms and a fire extinguisher.
1. Smoke detector, carbon monoxide and fire extinguisher inspection
Call the Randolph Fire Prevention Bureau at 973-989-7098 to schedule. Inspections are held on Monday mornings, and slots fill up quickly, so book as soon as you have a contract. The inspector checks for:
- At least one smoke detector on every level, plus one in the hallway outside the bedrooms
- A carbon monoxide alarm outside the sleeping areas if the home has fuel-burning appliances
- A portable fire extinguisher in the kitchen area (rated 2A:10B:C, no more than 10 lbs), serviced or purchased within the past year
| Inspection | Fee |
|---|---|
| Initial inspection | $100 |
| Re-inspection | $100 |
| Alternate day or after the schedule is full | $150 |
2. Property taxes and utilities current
Taxes and any water or sewer charges should be paid through the closing date. The Tax Collector's office can confirm what is owed.
Fees are from the Township of Randolph's Smoke Detector Inspection page. Confirm current fees and schedule with the township.
When we list your home, I put these on our calendar right away so nothing holds up your closing.
Buying a home in Randolph
Many buyers come to Randolph for the schools and the space, often from elsewhere in North Jersey or from New York City. Since there's no train in town, I'll give you an honest picture of the commute, property taxes and how Randolph compares with nearby towns like Denville, Rockaway Borough and Mount Olive, so you can decide with confidence.
A town favorite: the Randolph Freedom Festival
Every July, the Randolph Kiwanis Club hosts the Freedom Festival at the County College of Morris, a three-night summer celebration with carnival rides, food trucks, local craft vendors and a beer garden. Saturday starts with a parade of marching bands, military units and community groups and ends with fireworks set to music. Admission is free, and proceeds support local youth groups and the Kiwanis scholarship fund. 2026 marked the festival's 50th year.
For next year's dates, check the Randolph Kiwanis Club and Randolph Parks & Recreation.
Useful Randolph links
- Township of Randolph (official site)
- Smoke detector inspection (resale)
- Property taxes
- Garbage and recycling
- Parks and Recreation
- Township FAQs
- Randolph Township Schools
- Randolph Township Free Public Library
- County College of Morris
- NJ Transit (bus 875, nearby train stations)
Randolph FAQs
What do I need to sell a house in Randolph, NJ?
Randolph requires a certificate of compliance from the Fire Prevention Bureau for smoke detectors, carbon monoxide alarms and a portable fire extinguisher when a one- or two-family home is sold. Inspections are held Monday mornings, so schedule early.
How much is the Randolph smoke detector inspection?
According to the township, the initial inspection is $100, a re-inspection is $100, and an inspection on an alternate day or after the schedule is full is $150. Confirm current fees with the township.
What are property taxes like in Randolph?
The average residential tax bill was about $13,900 in 2024, higher than Denville and Rockaway Borough, with homes that are often larger. Taxes are paid quarterly, due February 1, May 1, August 1 and November 1.
Is there a train station in Randolph?
No. Randolph commuters use nearby NJ Transit stations in Dover, Denville, Morris Plains or Morristown, on the Morristown and Montclair-Boonton lines to Hoboken and New York Penn Station. NJ Transit bus 875 also serves the township.
What schools serve Randolph?
Randolph Township Schools runs four elementary schools (Center Grove, Fernbrook, Ironia and Shongum), Randolph Middle School for grades 6–8 and Randolph High School for grades 9–12.
Thinking about a move in Randolph?
Call or text Irma Brainard at 201-575-5013 for a free, no-obligation conversation about your home's value or your search.
Call or Text Irma All Town GuidesIrma Brainard is a New Jersey licensed real estate salesperson with Weichert Realtors, 272 Bellevue Ave, Upper Montclair, NJ 07043. Town facts from the 2020 U.S. Census, the NJ Division of Taxation, the Township of Randolph and Randolph Township Schools. Fees, schedules and school information can change, so verify with the township or district.
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Irma Brainard is a licensed real estate salesperson in the State of New Jersey, affiliated with Weichert Realtors®. All information is deemed reliable but not guaranteed. Equal Housing Opportunity.