Trying to decide between The Hills and Lamington in Bedminster? You are not alone. Both offer strong appeal, but they live very differently day to day. In the next few minutes, you will learn how these areas compare on housing, taxes, schools, commute, and neighborhood feel so you can narrow your search with confidence. Let’s dive in.
The quick take
The Hills is a modern planned community with a mix of condos, townhomes, and single-family homes, plus HOA-run amenities and easy highway access. It spans parts of Bedminster and neighboring Bernards Township and functions as a census-designated place. Learn more about The Hills.
Lamington is a small, historic, rural hamlet within Bedminster with large lots, farmland, and estate properties. Its core is a National Register historic district anchored by the Lamington Presbyterian Church and historic cemeteries. See the Lamington overview and the Lamington Historic District details.
Location and feel
The Hills setting
The Hills sits in northern Somerset County with neighborhoods at the base and western end of Second Watchung Mountain. Many homes are close to I-287 and Routes 202 and 206, which supports a convenient, suburban lifestyle. Streets, sidewalks, and shared amenities reflect planned-community design. Explore The Hills basics.
Lamington setting
Lamington runs along Lamington Road and nearby lanes, with open land, farms, and estate parcels setting the tone. The historic church, schoolhouse, and cemeteries are defining features of the district. The overall density is low, and privacy is common. Review the historic district.
Housing and price patterns
- The Hills offers a range of condos and townhomes plus smaller single-family homes. This mix often produces more mid-market options and higher turnover when compared with Lamington. Background on The Hills.
- Lamington leans toward larger lots, custom homes, and estates. Inventory turns less frequently and pricing can span from older homes on acreage to multi-million-dollar properties. Overview of Lamington.
- For context, recent market datasets have placed Bedminster’s overall median sale price around the high six figures to near seven figures depending on timing. ATTOM’s snapshot for the area illustrates how medians can shift. Always verify current numbers before you compare costs.
Taxes, schools, and services
Schools
Bedminster operates one public school for grades preK through 8, and students in grades 9 through 12 attend Bernards High School through a sending and receiving relationship with Somerset Hills Regional. Confirm your specific address for final assignment. See the Bedminster Township School District.
Taxes and HOAs
Total property tax bills depend on assessed value and the municipal tax rate. Estate parcels in Lamington can carry substantial annual bills, while smaller condos and townhomes in The Hills tend to be less. For clarity on how rates work, review this overview of New Jersey’s property tax structure. How NJ property tax rates compare. In The Hills, factor HOA fees and rules into your monthly budget and lifestyle.
Services and jurisdiction
Most of Lamington lies within Bedminster Township. The Hills spans parts of Bedminster and Bernards Township, so services, school assignment, and tax bills can differ by street. Always confirm the exact municipality for any address in The Hills. About The Hills’ geography.
Commute and daily convenience
Rail access
The closest NJ Transit rail options for many Bedminster residents are the Far Hills and Bernardsville stations on the Gladstone Branch. Typical trips to Midtown Manhattan via transfer run about 70 to 90 minutes depending on timing and routing. Check schedules and parking before you commit to a routine. Far Hills station information.
Driving and errands
Living in The Hills puts you closer to I-287 and Routes 202 and 206, which helps for regional commuting and errands. Lamington’s rural roads mean a short drive to reach highways and major shopping. Actual drive times vary by time of day, so test your route.
Amenities and landmarks
- The Hills typically offers HOA amenities like pools, sports courts, and trails, although access varies by subsection. Confirm what is included for the specific neighborhood you are considering. The Hills overview.
- Lamington’s identity centers on its historic landmarks and landscapes, including the Lamington Presbyterian Church and the Lamington Black Cemetery. The area sits near Trump National Golf Club Bedminster, a high-profile neighbor that can bring occasional security or traffic attention during notable events. Historic district background and coverage of the club’s visibility.
Which is right for you
Choose The Hills if you want:
- A planned neighborhood with sidewalks and shared amenities.
- Lower-maintenance home options like condos or townhomes.
- Quick highway access and a more suburban feel.
Choose Lamington if you want:
- Acreage, privacy, and a rural setting.
- Historic character or custom estate properties.
- A quieter, low-density environment.
Smart due diligence checklist
- Confirm school assignments for your exact address, including bus routes and after-school logistics. District overview.
- Verify which township a property is in if you are looking in The Hills, since it spans Bedminster and Bernards Township. Area background.
- Review HOA covenants, fees, and recent financials for any property in The Hills.
- Check parcel-specific property tax assessments and understand that rate times assessed value equals the bill. Statewide tax context.
- Evaluate commute options, including rail schedules and station parking at Far Hills or Bernardsville. Far Hills station details.
- Assess environmental factors such as floodplains and any conservation or utility easements. Use FEMA and county resources for parcel-level mapping.
- If buying within the Lamington Historic District, confirm any historic-preservation considerations or easements. Historic district reference.
Ready to compare homes, taxes, and commute specifics at the address level? Get a tailored game plan and on-the-ground insight with Hope Salamone Homes.
FAQs
What is the core difference between The Hills and Lamington in Bedminster?
- The Hills is a modern planned community with HOA amenities and higher density, while Lamington is a rural, historic hamlet with larger lots and estate properties. The Hills and Lamington.
How do public schools work for homes in Bedminster’s The Hills or Lamington?
- Bedminster serves students in grades preK through 8 at Bedminster Township School, and grades 9 through 12 attend Bernards High School through a sending arrangement. Always verify the specific address. District details.
What should I know about property taxes when comparing Lamington and The Hills?
- Total taxes depend on the assessed value and tax rate. Estate properties in Lamington can carry high annual bills, while many condos and townhomes in The Hills are lower. Learn how NJ rates and bills differ here: NJ property tax overview.
How is the commute from Bedminster to NYC from The Hills or Lamington?
- Many residents use NJ Transit’s Gladstone Branch from Far Hills or Bernardsville, with typical trips to Midtown around 70 to 90 minutes via transfers. Driving access is easier from The Hills due to proximity to I-287 and Routes 202 and 206. Far Hills station info.
Does the proximity to Trump National Golf Club affect Lamington homeowners?
- The club is a visible nearby landmark and can bring occasional traffic or security activity during high-profile visits, though many days are unaffected. Check local notices for event specifics. Background coverage.
