Randolph Homes in Context
The Census Bureau counted 26,504 Randolph residents in 2020 and estimates 26,878 in 2025, spread over about 21 square miles. Households run large, at 2.91 people on average, and more than a quarter of residents are under 18. The township's median owner-occupied value, $670,700 in the 2020â2024 survey, is well above the Morris County median of $582,500.
- 26,878residents estimated for July 2025 (26,504 in 2020)
- 77.8%of occupied homes are owner-occupied (ACS 2020â2024)
- $670,700midpoint value of owner-occupied houses, 2020â2024 survey
- 2.91average persons per household (ACS 2020â2024)
From the Census Bureau's QuickFacts table for Randolph township.
High values attract plenty of listing buyers, so why sell for cash? Usually because the house needs work a buyer's lender or inspector will balk at, because an estate has to be wound up, or because the owner simply does not want months of showings. A cash sale trades some price for speed and certainty, and only you can weigh that trade.
Booking the Fire Prevention Bureau
Randolph requires its smoke detector, CO alarm and secondary-power certificate before the sale, rental or change of occupancy of a one- or two-family home. The Randolph Fire Prevention Bureau inspects on Monday mornings between 9:30 and 11:30, and the township warns that those slots fill quickly, so appointments go through the Fire Official's office at 973-989-7039 well before a closing.
| Randolph inspection charge | Fee |
|---|---|
| Initial inspection on a scheduled Monday | $100 |
| Inspection on another day, or once the Monday schedule is full | $150 |
| Each reinspection | $100 |
| Inspection fee paid more than 30 days late | $50 added |
The bureau's checklist is detailed. Every level needs a smoke detector, basement included, with one in the hallway outside the bedrooms. Homes built before 1977 can rely on battery units, but they must be the ten-year sealed kind; homes built in 1977 or later keep their electric, usually interconnected, detectors, and the interconnection has to work. A house whose primary system is a central-station alarm needs a sounder on every level loud enough to be heard in each bedroom with the door shut, and someone at the inspection who knows how to reset it. A CO alarm is needed outside the bedrooms on each sleeping level if the house burns gas, oil or wood or has an attached garage. Where there is a generator, solar array or home battery, the bureau wants a printed (never handwritten) sign reading along the lines of "CAUTION: MULTIPLE SOURCES OF POWER," mounted close to both the meter and the main panel, 18 inches at most.
A failed item means a second Monday and another $100. When we buy, the scheduling, the equipment and any second visit are ours to handle.
Randolph Taxes and the Collector
The tax collector's office in the municipal building at 502 Millbrook Avenue is open weekdays from 8:30 to 4:30, with a drop box by the front door whose contents are posted the next day, and online payment carries no added fee. Randolph's tax quarters open on Feb. 1 and repeat every three months (May, Aug., Nov.); the township allows ten calendar days of grace, and if you miss that, interest reaches back to the first. Randolph charges 8% until the overdue sum passes $1,500 and 18% on the part above that line, and an account still more than $10,000 behind when the year closes picks up a further 6% penalty. Payment counts on the day it arrives, not the postmark date. The Finance Department pursues unpaid accounts through tax sales and foreclosure of municipal liens.
Randolph's 2025 general rate was 2.932 and its effective rate 2.263 per $100. If you recently finished an addition or a major renovation, watch for an added assessment: the township prorates it by the months the work was complete and typically mails those bills in early October, due November 1. Our offer accounts for any of these so nothing surprises you at settlement.
Water, Sewer, Wells and Septic
Homes on public water get it through the township's Division of Water and Sewer, which buys its supply from the Morris County Municipal Utilities Authority. The MCMUA draws groundwater from wells in Randolph and Chester and in the Flanders Valley, and the township runs 145 miles of water mains, 82 miles of sanitary sewer and ten sewer pumping stations. Billing questions and meter appointments go to 973-989-7063; we use that line to set up the final reading before closing.
Not every Randolph house is on those lines; some draw from their own wells and treat wastewater on site. The township health department requires a permit for any septic or well work, however small, and most repairs need a licensed engineer. That can make a failing septic system an expensive surprise for a traditional buyer. We buy with it as is and take on the repair or replacement after closing. Owners struggling with water and sewer arrears should also know about the state Low Income Household Water Assistance Program, which the township says can help with those balances and related tax liens.
From First Call to Closing
- Tell us about the house: its age, the heating fuel, whether water comes from a well, whether waste goes to septic, and what is broken.
- We see it once and send you a written price within about a day.
- We book the Monday fire inspection, arrange the final water reading if you are on township water, and order title.
- Settlement happens on a date you set, with a title company or closing lawyer running the paperwork; taxes and liens are paid from your proceeds.
Randolph belongs to Morris County. We also buy in Mount Olive to the west and Parsippany-Troy Hills to the east. Planning a move to something smaller? The downsizing guide walks through it.
The Morris office of Legal Services of Northwest Jersey, 30 Schuyler Place in Morristown, takes applications at (973) 285-6911. The Morris County Division on Aging, Disabilities and Community Programming on West Hanover Avenue answers at 973-285-6848. To probate a Randolph homeowner's will, contact the Morris County Surrogate, whose office is at 10 Court Street, fifth floor, Morristown (973-285-6500).