Property Tax Guide
Property Tax in New Jersey (2026): Rates, Exemptions, and Real Numbers
New Jersey's effective property tax rate is 1.88% — one of the highest rates in the country (#1 nationally). On the state median of $569,314, that's $10,703/year or $892/month. Rates vary sharply by county: from 1.28% in Cape May County to 2.24% in Essex County.
What this means for what you can afford
New Jersey's property tax adds $892/month to your housing payment on the state median home — money a lender's pre-approval number often doesn't make obvious.
New to this? Quick definitions
- Effective tax rate —
- what you actually pay in property tax as a % of your home's value each year, after any local exemptions.
- Assessed value vs. market value —
- market value is what a buyer would pay; assessed value is the number your county uses to calculate your tax bill, which may lag market value.
- Mill rate —
- another way some counties express the tax rate — dollars owed per $1,000 of assessed value. It converts to the same effective rate.
- Homestead exemption —
- a discount some states offer on the assessed value of your primary residence, which lowers your tax bill. You usually have to apply for it.
- Escrow —
- after you close, an ongoing account your lender manages that collects a slice of your property tax (and insurance) with every mortgage payment, then pays the county for you.
- Reassessment —
- when the county updates your home's assessed value — often triggered by a sale, renovation, or a routine cycle — which can raise (or lower) your tax bill.
New Jersey Property Tax Rates by County
Highest and lowest effective rates within New Jersey
Highest rate
2.24%
Essex County
$12,753/yr on median-priced home
Lowest rate
1.28%
Cape May County
$7,287/yr on median-priced home
County rate spread
Mistakes first-time buyers make
- Assuming the seller's current tax bill is what you'll pay — reassessment at your purchase price often raises it.
- Not checking whether the county offers a homestead exemption, then forgetting to apply for it after closing.
- Missing the appeal deadline window — most counties only give you 30-90 days after your assessment notice arrives.
- Comparing homes across counties using the statewide average rate instead of each county's actual rate.
Pro tips
- Ask your agent for the exact county effective tax rate before you write an offer — not the statewide average.
- Calculate what your bill would be after reassessment at your actual purchase price, not the seller's old assessed value.
- Mark your calendar for the appeal deadline the day you get your first assessment notice — it's easy to miss.
- If New Jersey offers a homestead exemption, apply for it right after closing — it usually isn't automatic.
Property Tax Calculator — New Jersey
Pre-loaded with New Jersey's 1.88% effective rate and $569,314 median price
Rate source: New Jersey Tax Foundation data
Monthly escrow
$892/mo
Estimate based on effective rate. Actual bills vary by county and assessment.
Full Calculator →Property Tax by City in New Jersey
Annual and monthly property tax by city, based on local median prices and the statewide effective rate. “% of P&I” shows how big the tax bill is relative to the principal & interest (P&I) portion of your mortgage payment.
Estimated property tax — New Jersey cities
| City | Median Price | Annual Tax | Monthly | % of P&I |
|---|---|---|---|---|
| Hoboken | $970,000 | $18,236 | $1,520/mo | 31% |
| Jersey City | $720,000 | $13,536 | $1,128/mo | 31% |
| Newark | $420,000 | $7,896 | $658/mo | 31% |
| Princeton | $1,050,000 | $19,740 | $1,645/mo | 31% |
| Trenton | $215,000 | $4,042 | $337/mo | 31% |
| Source: Tax Foundation Property Taxes by State 2024 — estimated at 1.88% effective rate | ||||
New Jersey Homestead Exemption
New Jersey offers a homestead exemption
Homestead Benefit Program: rebate of $1,000–$1,500 for homeowners earning under $150,000; lower rebates for incomes up to $250,000. Senior Freeze (Property Tax Reimbursement) freezes taxes for seniors 65+ and disabled persons with income under $150,000. ANCHOR program provides $1,500 rebate for homeowners earning under $150,000 and $1,000 for earners $150K–$250K.
Apply after purchase through your county assessor. Deadlines vary — check the link below.
How New Jersey Assesses Property Values
Assessment cycle: Annual assessment by municipal tax assessors; municipalities periodically conduct full revaluations (schedules vary widely — some towns have not revalued in 20+ years, causing significant assessment drift).
Assessment cycle
New Jersey reassesses property on a annual assessment by municipal tax assessors; municipalities periodically conduct full revaluations (schedules vary widely — some towns have not revalued in 20+ years, causing significant assessment drift). schedule. Your assessed value changes on this cycle, so your tax bill can increase even if you haven't made improvements.
Assessed value vs. market value
Some states assess at a fraction of market value. New Jersey's effective rate of 1.88% is calculated on market value. If you paid $569,314, your starting assessed value is approximately that amount.
How to appeal
If your assessment is higher than comparable sales in your area, you can appeal. File with your county Board of Assessment Appeals within the deadline on your notice (typically 30-90 days). Bring 3-5 recent comparable sales ("comps") pulled from Zillow or your county recorder. The process is free.
What drives reassessment
Triggers include your purchase price being recorded at county, permitted renovation work, and periodic mass appraisals. New construction is always assessed on completion.
Property Tax's Impact on Your True Monthly Cost
On a $569,314 home in New Jersey
| Component | Monthly |
|---|---|
| Principal & Interest | $2,844 |
| Property Tax (1.88%) | $892 |
| Homeowners Insurance | $123 |
| Maintenance Reserve | $712 |
| Utilities | $228 |
| True monthly total | $4,799 |
Property tax represents 19% of the true monthly cost in New Jersey.
Where your money goes each month
Mortgage Calculator Including Property Tax — New Jersey
See your full PITI (principal, interest, taxes, insurance) payment
Mortgage Estimator
New Jersey rates pre-loaded
Monthly Payment
$3,538
estimated all-in payment (PITI)
Tax and insurance estimates use national averages. For New Jersey-specific numbers, see the full breakdown below.
Excludes HOA fees. Rates and costs are estimates; actual costs vary.
Full Calculator →How New Jersey's Property Tax Affects Affordability
$892/month in property tax reduces the home price you can afford. Use the affordability calculator to see the real impact.
Mortgage Affordability Calculator
See what home price you can actually afford after factoring in New Jersey's $892/month property tax burden.
Open Calculator →Property Tax After Refinancing in New Jersey
Refinancing changes your P&I but not your property tax. If your home was reassessed at a higher value, your tax bill increases regardless of your rate.
Mortgage Refinance Calculator
See if refinancing saves money after accounting for New Jersey's property taxes — pre-loaded with the $569,314 median home value at 6.4%.
Open Calculator →Frequently Asked Questions
- What is the property tax rate in New Jersey?
- New Jersey's effective property tax rate is 1.88%, ranking #1 nationally. The median annual property tax bill is $10,703 ($892/month). Rates range from 1.28% in Cape May County to 2.24% in Essex County. Source: Tax Foundation Property Taxes by State 2024.
- Does New Jersey have a homestead exemption?
- Yes — New Jersey offers a homestead exemption for primary residences. Homestead Benefit Program: rebate of $1,000–$1,500 for homeowners earning under $150,000; lower rebates for incomes up to $250,000. Senior Freeze (Property Tax Reimbursement) freezes taxes for seniors 65+ and disabled persons with income under $150,000. ANCHOR program provides $1,500 rebate for homeowners earning under $150,000 and $1,000 for earners $150K–$250K.. Apply through your county assessor's office after purchasing your home.
- How often is property reassessed in New Jersey?
- New Jersey reassesses property on a annual assessment by municipal tax assessors; municipalities periodically conduct full revaluations (schedules vary widely — some towns have not revalued in 20+ years, causing significant assessment drift). basis. When your property is reassessed, your tax bill changes based on the new assessed value multiplied by the applicable rate. If you believe your assessment is too high, you can appeal — most counties allow 30-90 days after receiving your assessment notice.
- How is property tax calculated in New Jersey?
- Property tax = Assessed Value × Mill Rate (some counties express the rate this way — dollars owed per $1,000 of assessed value — instead of a percentage). In New Jersey, the effective rate is 1.88% of market value, which is the simplest way to compare rates across counties. On a $569,314 home: $569,314 × 1.88% = $10,703/year. Assessments may use a fraction of market value — the effective rate accounts for this.
- Can I appeal my property tax assessment in New Jersey?
- Yes. If your assessed value is higher than comparable sales in your area, you can file an appeal with your county assessment board. Steps: (1) Get your assessment notice, (2) Research comparable recent sales, (3) File an appeal by the deadline (typically 30-90 days from assessment notice). Studies show 20-40% of appeals result in a reduction. The process is free and you represent yourself — no attorney required.
- Are property taxes included in my mortgage payment in New Jersey?
- Most lenders require an escrow account that collects $892/month ($10,703/year ÷ 12) along with your mortgage payment, then pays the county on your behalf. If your loan-to-value is below 80%, you may be able to opt out of escrow and pay taxes directly. Note: if your assessed value rises, your escrow payment adjusts and your total monthly cost increases.
- What New Jersey counties have the highest and lowest property taxes?
- New Jersey's highest effective rate is in Essex County at 2.24%. The lowest is Cape May County at 1.28%. That's a 0.96% spread — on a $569,314 home, the difference is $5,465/year.
Related Calculators
Property Tax Calculator
Estimate annual and monthly property tax in New Jersey at any home price
Mortgage Calculator
Full PITI payment on $569,314 at 6.4%
Affordability Calculator
How much home can you afford with $892/mo in taxes?
Refinance Calculator
See if refinancing saves money after accounting for property taxes
Mortgage Payments by Price
Full PITI for 8 home prices in New Jersey, from $200K to $750K
What to do with this number
Now that you know New Jersey's effective rate is 1.88% — here's how to use it.
Rate feels high in your county?
Compare it to the county rate spread above, or look at nearby counties before deciding where to buy.
Want the full cost picture?
See the true cost of owning a home in New Jersey — mortgage, tax, insurance, and maintenance combined.
Assessment seems too high?
See “How to appeal” above — most appeals are free, and 20-40% result in a reduction.