NJ Tax Guide
NJ Property Taxes: The Complete Guide
New Jersey has the highest property taxes in the nation — averaging $9,500/year. Understand the rates, learn how they're calculated, and find out how to appeal.
2.23%
NJ Average Rate
$9,500
Avg Annual Tax
#1
Highest in USA
21
Counties
How NJ Property Tax Is Calculated
Annual Tax= Assessed Value × Tax Rate
Assessed Value: The value assigned to your property by the municipal tax assessor. This is often notthe same as market value — many NJ municipalities haven't done a full reassessment in years, so assessed values can be far below (or sometimes above) actual market value.
Tax Rate (General Tax Rate): Set annually by your municipality based on their budget needs. Expressed as a percentage or as dollars per $100 of assessed value. Rates vary dramatically — from ~1.3% in Cape May County to over 3% in Passaic and Camden counties.
Equalization Ratio:The ratio of assessed values to true market values in your town. Used by the county tax board to ensure fairness. If your town's ratio is 80%, an assessment of $400K means the market value is ~$500K.
NJ Property Tax Rates by County
Approximate effective rates. Actual rates vary by municipality within each county.
| County | Eff. Tax Rate | Avg Annual Tax | Assessor |
|---|---|---|---|
| Camden | 3.18% | $7,100 | — |
| Passaic | 3.05% | $9,800 | — |
| Essex | 2.94% | $11,700 | Lookup |
| Cumberland | 2.87% | $4,200 | — |
| Gloucester | 2.86% | $6,800 | — |
| Union | 2.83% | $11,100 | — |
| Middlesex | 2.82% | $9,400 | — |
| Salem | 2.69% | $4,800 | — |
| Mercer | 2.57% | $8,200 | — |
| Warren | 2.46% | $7,200 | — |
| Burlington | 2.44% | $6,900 | — |
| Atlantic | 2.41% | $5,400 | — |
| Sussex | 2.39% | $7,600 | — |
| Bergen | 2.34% | $12,800 | Lookup |
| Somerset | 2.33% | $10,600 | — |
| Morris | 2.27% | $11,200 | — |
| Hunterdon | 2.21% | $10,400 | — |
| Monmouth | 2.12% | $8,900 | — |
| Hudson | 1.98% | $9,200 | Lookup |
| Ocean | 1.89% | $5,800 | — |
| Cape May | 1.31% | $5,200 | — |
How to Appeal Your NJ Property Tax Assessment
If your property is over-assessed, you could be paying thousands more than you should. Here's how to appeal in NJ:
Step-by-Step Process
- Check your assessment — Find it on your tax bill or county assessor site
- Research comparable sales — Find 3-5 similar homes that sold near the assessment date
- Calculate your market value — Use the equalization ratio to convert
- File by April 1 — Submit Form A-1 to your county tax board (deadline is April 1 in most counties, May 1 in some)
- Attend the hearing — Present your comps and evidence
- Get a decision — If denied, you can appeal to NJ Tax Court
When to Appeal
- Your assessed value is higher than market value
- Similar homes in your area are assessed lower
- Your home has issues that reduce value (structural, flood zone, etc.)
- Your town recently did a reassessment and your value jumped
- You bought your home recently for less than the assessed value
Need help? Nadia can provide a CMA to support your tax appeal with real MLS comps from all 4 NJ MLS systems.
Request a CMA for Tax Appeal →NJ Property Tax Relief Programs
ANCHOR Program
Property tax relief for homeowners and renters. Homeowners earning under $250K can receive $1,500+. Replaced the Homestead Benefit.
Senior Freeze
Reimburses eligible seniors (65+) and disabled residents for property tax increases. Must meet income limits.
Veteran's Deduction
$250 annual deduction for qualified NJ veterans. Must have served during wartime.
Disability Deduction
$250 annual deduction for totally and permanently disabled residents.
Want to Know Your Property's True Tax Impact?
Use our mortgage calculator with NJ tax rates built in, or get a free home valuation.