Property Tax New Jersey: 2025 Rates for All 564 Municipalities

New Jersey homeowners paid an average residential property tax bill of $10,340 in 2025, according to the Division of Taxation. This New Jersey property tax calculator uses the certified 2025 general tax rate for every one of the 564 municipalities, taken from the Division’s Abstract of Ratables, and shows how much of your levy goes to the county, the schools, and the town. Measured against market value, the 2025 effective rate runs from 0.35 percent in Avalon to 4.50 percent in Salem City, with a midpoint of 2.14 percent. Type the assessed value printed on your tax bill, not the market value, because the general rate applies to the assessment.

Results include your town’s equalization ratio and effective rate. Fire district charges, deductions, and relief checks are left out, so treat the answer as the gross levy.

General Rate Versus Effective Rate: Which Number to Trust

Every New Jersey municipality has two published rates, and online comparisons often mix them up. The general tax rate is what your collector actually bills: the total amount the county, school districts, and town must raise, divided by the assessed value of all taxable property, expressed per $100 of assessment. The effective tax rate restates that same levy against true market value, using the equalization ratio the county board of taxation measures from sales.

The gap can be enormous. All 21 counties set a 100 percent assessment level, but towns revalue on their own schedules and assessments drift. Union Township in Union County carries a 2025 general rate of 23.323 per $100, second highest in the state, yet its assessments average only 9.78 percent of true value, so its effective rate is an ordinary 2.27 percent. Newark’s general rate of 3.999 and Jersey City’s 2.335 look far apart, but both work out to a 1.85 percent effective rate.

Consider two $500,000 houses, each assumed to be assessed at its town’s average ratio. In Woodbridge Township, an 18.67 percent ratio puts the assessment at $93,350; at a general rate of 12.034, the year’s levy is $11,233.74. In Jersey City, a 79.59 percent ratio gives an assessment of $397,950, and the 2.335 rate produces $9,292.13. The town with the rate five times higher costs about $1,900 more, not five times more.

Three Budgets, One Bill: County, School, and Municipal Shares

A New Jersey tax bill is really three levies collected together. The county budget (plus any county library, health, or open space tax) is apportioned among towns by their equalized value. School taxes cover the local district, a regional or consolidated district, or both. The municipal share funds the town’s own budget, plus open space and library taxes where voters approved them. The calculator groups the ten published pieces into those three lines.

Cherry Hill Township in Camden County shows the typical balance. Its 2025 general rate of 4.348 splits into 0.946 for the county, 2.704 for schools, and 0.698 for the township. On a $227,000 assessment, about the township’s average residential assessment for 2025, the bill is $9,869.96: $2,147.42 to Camden County, $6,138.08 to the school district, and $1,584.46 to the municipal budget. Each quarterly payment is roughly $2,467.49. A senior who qualifies for the $250 deduction would owe $9,619.96. Schools take the largest share in 468 of the 564 municipalities, so school budgets and state school aid usually drive the year to year change in a bill.

2025 Effective Rates From Avalon to Salem City

The lightest effective rates belong to shore resorts where high property values spread the levy thin: Avalon Borough at 0.35 percent, then Loch Arbour Village and Stone Harbor Borough at 0.41 percent each. In all, 38 municipalities sit under 1 percent. Loch Arbour also has the lowest general rate in the state, 0.379 per $100.

At the other end, 37 municipalities exceed 3 percent. Among ordinary towns the heaviest are Salem City at 4.50 percent, Woodlynne Borough at 4.33, and Hi-Nella Borough at 4.28, all small South Jersey municipalities. Two outliers top the raw numbers but are not comparable: Winfield Township (23.41 percent) and Audubon Park Borough (6.87 percent) are mutual housing communities built for wartime workers, where one corporation owns the property and residents hold shares or rent. They are listed, but they do not describe a typical homeowner.

As a cross-check, the Census Bureau’s 2024 American Community Survey puts the median bill at $9,590 on a median home value of $454,400, a 2.11 percent ratio. That survey reports eight counties, Bergen, Essex, Hunterdon, Monmouth, Morris, Passaic, Somerset, and Union, only as “$10,000 or more,” another reason to rely on the Division’s municipal rates.

Chapter 123, the Director’s Ratio, and the April 1 Appeal Deadline

Because assessments rarely match market value, New Jersey judges fairness with a ratio test known as Chapter 123. The Director’s Ratio is the average level of assessment in your town. If your own assessment divided by your home’s market value falls within 15 percent of that average in either direction, the assessment stands even if it looks high. If it lands above the upper limit, the county board resets it by applying the average ratio to the market value you prove.

Appeals go to the county board of taxation by April 1, or within 45 days after the town finishes mailing its assessment notices, whichever is later. In a year when a revaluation or reassessment takes effect, the deadline is May 1. Burlington, Gloucester, and Monmouth counties run an alternate calendar with a January 15 deadline. Owners assessed above $1,000,000 may file directly with the Tax Court, and anyone can take a county board judgment to the Tax Court within 45 days. Taxes must be paid to keep an appeal alive. A successful judgment is frozen for that year and the next two under the Freeze Act, unless a revaluation intervenes.

Deductions, ANCHOR, Senior Freeze, and the 2026 Stay NJ Cutback

The deductions that come directly off a bill are small. Owners 65 or older or disabled, meeting the income guidelines, can claim $250 a year through the assessor or collector, and qualifying veterans or their surviving spouses get a separate $250 deduction. Since a constitutional amendment took effect December 4, 2020, neither the veteran deduction nor the disabled veteran exemption requires wartime service. Veterans with a 100 percent permanent and total service-connected disability pay no property tax on the home they live in.

Most relief arrives as a separate payment. For the 2025 benefit year, ANCHOR pays homeowners $1,500 with income up to $150,000 and $1,000 between $150,001 and $250,000. Senior Freeze reimburses increases for owners 65 or older (or on Social Security disability) who have owned the home since December 31, 2022, with 2025 income up to $172,475. Stay NJ, which refunds up to half of a senior’s bill, changed in the budget signed June 30, 2026: the income cap fell from $500,000 to $200,000, and the $6,500 maximum now applies only up to $100,000 of income, dropping to $5,000 up to $150,000 and $4,000 up to $200,000. One form, the PAS-1, covers all three programs for seniors; the deadline for 2025 benefits is November 2, 2026.

Quarterly Due Dates, Interest, and Tax Sale Liens

Property taxes in New Jersey are due in four installments on February 1, May 1, August 1, and November 1. Towns may waive interest on a payment made by the tenth calendar day after the due date. After that, interest can run up to 8 percent a year on the first $1,500 overdue and 18 percent on the rest, and a municipality may add a penalty of up to 6 percent when the delinquency exceeds $10,000 at the end of its fiscal year.

Unpaid taxes are a continuous lien, and every municipality with delinquencies must hold a tax sale each year. Investors bid down the interest rate on a tax sale certificate from 18 percent, and the owner who redeems also pays a 2, 4, or 6 percent redemption penalty depending on the certificate size. Two years after the sale, the certificate holder can start a foreclosure in Superior Court.

When the 2026 Table Replaces These Rates

Each year’s rates are struck locally once the county, school, and municipal budgets are final, and 2026 rates are already in use. The Division of Taxation posts its statewide general and effective rate tables and county abstracts afterward, typically late in the year. When the 2026 set appears, the calculator and the examples here will be rebuilt from it. Until then, your municipal tax collector can give you the certified 2026 rate, and multiplying it by your assessment gives the current figure directly.

Data: NJ Division of Taxation, 2025 Abstract of Ratables for all 21 counties, checked against the 2025 General and Effective Tax Rates table and 2025 Average Residential Statistics; Census ACS 2024 five-year estimates. Rules from Division of Taxation and Division of Local Government Services guidance. Confirm the amount due with your municipal tax collector.