The average NJ property tax bill on a home was $10,340 in 2025, according to New Jersey Division of Taxation data, up from $9,898 in 2024. New Jersey has the highest effective property tax rate in the country. Your bill equals your home’s assessed value multiplied by your town’s general tax rate, and it is paid in four installments due February 1, May 1, August 1 and November 1. If your assessment looks too high, the appeal deadline is usually April 1, and relief programs such as ANCHOR, Stay NJ and Senior Freeze can return part of what you pay.
Key Takeaways
- Average bill: $10,340 per home in 2025, about 4.5% higher than in 2024.
- Highest county average: Bergen at $14,200; lowest was Cumberland at $5,046.
- Formula: assessed value times the general tax rate, which is expressed per $100 of value.
- Due dates: February 1, May 1, August 1 and November 1.
- Appeals: file by April 1, or May 1 in towns with a revaluation; January 15 in Burlington, Gloucester and Monmouth counties.
- Relief deadline: 2025 ANCHOR, Stay NJ and Senior Freeze applications are due November 2, 2026.
Figures checked against NJ Division of Taxation and NJ Department of Community Affairs publications in September 2026. This is general information, not legal or tax advice.
How High Is NJ Property Tax?
The Tax Foundation’s 2026 county data again ranks New Jersey first for effective property tax rate, followed by Illinois and Connecticut. The effective rate compares the typical tax bill with the value of owner-occupied homes, so it adjusts for high home prices.
Bills keep rising. The statewide average residential bill climbed from $9,898 in 2024 to $10,340 in 2025, while the average assessed value rose from $382,475 to $404,656. The state’s 2026 average residential statistics list assessments but do not yet show average bills.
Average Property Tax by County, 2025
| County | Average residential bill | County | Average residential bill |
|---|---|---|---|
| Bergen | $14,200 | Middlesex | $9,959 |
| Essex | $14,147 | Mercer | $9,887 |
| Union | $12,536 | Sussex | $8,997 |
| Morris | $12,175 | Warren | $8,209 |
| Somerset | $12,004 | Burlington | $8,197 |
| Hunterdon | $11,717 | Ocean | $8,114 |
| Monmouth | $11,664 | Gloucester | $7,889 |
| Passaic | $11,603 | Camden | $7,766 |
| Hudson | $10,502 | Atlantic | $7,049 |
| Salem | $6,912 | Cape May | $6,497 |
| Cumberland | $5,046 | Statewide | $10,340 |
Highest and Lowest Town Averages, 2025
| Town | County | Average bill |
|---|---|---|
| Millburn Township | Essex | $26,298 |
| Deal Borough | Monmouth | $25,585 |
| Rumson Borough | Monmouth | $23,607 |
| Jersey City | Hudson | $11,252 |
| Newark | Essex | $7,641 |
| Salem City | Salem | $4,027 |
| Trenton | Mercer | $3,793 |
| Camden City | Camden | $2,167 |
Town averages reflect both home values and local tax rates, so a low average bill does not always mean a low tax rate.
How Your NJ Property Tax Bill Is Calculated
Property taxes pay for county, municipal and school budgets. The state does not set those budgets and does not receive any of the property taxes collected. Each town divides the total amount it must raise by the total assessed value of all taxable property. The result is the general tax rate, stated per $100 of assessed value.
Your bill is that rate multiplied by your assessed value. For example, a home assessed at $400,000 in a town with a general tax rate of $2.50 per $100 would owe $10,000 for the year. This is an illustration only, since rates vary widely from town to town.
| Step | What happens |
|---|---|
| 1. Assessment | The local assessor values your property as of October 1 of the pretax year |
| 2. Budgets | County, municipal and school budgets set the total amount to raise |
| 3. Tax rate | Total to raise divided by total assessed value in town |
| 4. Your bill | General tax rate times your assessed value, split into four quarterly payments |
Assessed Value, Market Value and Equalization Ratios
All 21 New Jersey counties require property to be assessed at 100% of true market value. However, market prices change between revaluations, so a town’s assessments can drift above or below real values. The average ratio, also called the equalization ratio, measures that gap by dividing a town’s total assessments by the total true value of its property.
A revaluation resets assessments to market value, but it does not by itself raise the total taxes a town collects. In a Division of Taxation example, total assessed value doubled from $600 million to $1.2 billion, and the tax rate fell from $2.50 to $1.25 per $100. Instead, a revaluation shifts each home’s share of the total tax based on how its value compares with other properties in town.
NJ Property Tax Due Dates and Late Payments
New Jersey property taxes are due in four installments each year. Towns may allow a grace period of up to 10 days after each due date without interest, but this is a local decision, so check your tax collector’s policy.
| Quarter | Due date |
|---|---|
| First | February 1 |
| Second | May 1 |
| Third | August 1 |
| Fourth | November 1 |
Late taxes can be costly. Towns may charge interest of up to 8% on the first $1,500 overdue and up to 18% on the amount above $1,500. If the unpaid balance exceeds $10,000 at the end of the fiscal year, the town may add a year-end penalty of up to 6%. In addition, unpaid taxes can be sold at a tax sale as a tax sale certificate, which is a lien on the property.
How to Appeal Your NJ Property Tax Assessment
You can appeal your assessment, not your tax rate. Appeals go to your County Board of Taxation using Form A-1. Properties assessed at more than $1 million may file directly with the New Jersey Tax Court.
| Where you live | Appeal deadline |
|---|---|
| Most towns | April 1, or within 45 days of the bulk mailing of assessment notices |
| Towns with a revaluation or reassessment | May 1 |
| Burlington, Gloucester and Monmouth counties | January 15 |
- Check your assessment against recent sales of similar homes.
- Apply the common level range. An assessment is generally treated as fair if it falls within 15% above or below the Director’s ratio for your town.
- Gather 3 to 5 comparable sales of similar properties that closed before the October 1 assessment date.
- File on time with Form A-1 and the comparable sales form.
- Attend the hearing, which is usually held within 3 months of the filing deadline. Missing it can lead to dismissal.
The burden of proof is on you. In 2025, property owners filed 15,717 appeals statewide, and county boards approved more than $2 billion in assessment reductions.
NJ Property Tax Relief Programs
Several state programs return part of your property taxes or lower your bill. Seniors and people receiving Social Security disability file one combined application, Form PAS-1, for ANCHOR, Stay NJ and Senior Freeze. Many homeowners under 65 and most renters were filed automatically for 2025 ANCHOR benefits.
| Program | Who qualifies (2025 benefit year) | Benefit |
|---|---|---|
| ANCHOR (homeowners) | Main home on October 1, 2025; NJ gross income up to $250,000 | $1,500 up to $150,000 income; $1,000 from $150,001 to $250,000 |
| ANCHOR (renters) | Income up to $150,000 | $450; $700 if 65 or older |
| Stay NJ | Age 65+ in 2025, owned and lived in the home all year, income up to $200,000 | Up to $6,500 (income up to $100,000), $5,000 or $4,000 in higher tiers |
| Senior Freeze | Age 65+ or on Social Security disability; home owned since December 31, 2022; income up to $168,268 (2024) and $172,475 (2025) | Reimburses property tax increases over the base year |
The deadline for 2025 applications is November 2, 2026. Stay NJ is paid in installments, and the 2025 Stay NJ benefit is scheduled for February and May 2027.
Local Deductions and Exemptions
- $250 senior citizen and disabled person deduction: for homeowners 65 or older, disabled residents, or surviving spouses 55 or older who meet a state income limit. File Form PTD with your assessor or tax collector, then Form PD5 each year by March 1.
- $250 veteran deduction: for honorably discharged veterans with active duty service, and eligible surviving spouses. File Form V.S.S. with your local assessor or tax collector.
- 100% disabled veteran exemption: a full property tax exemption on the main home for honorably discharged veterans the VA rates 100% permanently and totally disabled from service-connected causes. File Form D.V.S.S.E. with your assessor.
These local programs are handled by your municipality, and eligibility is based on status as of October 1 of the pretax year.
More NJ Tax Guides
For step-by-step filing help, see our ANCHOR program NJ guide. Our NJ income tax rates guide covers the state income tax, and NJ budget FY2027 explained shows how state relief is funded. Find more in our Money & Taxes section or on the homepage.
Frequently Asked Questions About NJ Property Tax
What is the average property tax in NJ?
The average residential property tax bill in New Jersey was $10,340 in 2025, up from $9,898 in 2024, according to Division of Taxation data.
When are NJ property taxes due?
New Jersey property taxes are due in four quarterly installments on February 1, May 1, August 1 and November 1. Many towns allow a grace period of up to 10 days.
How is NJ property tax calculated?
Your bill equals your assessed value multiplied by your town’s general tax rate, which is stated per $100 of assessed value.
What is the deadline to appeal property taxes in NJ?
Appeals are generally due April 1, or May 1 in towns that completed a revaluation or reassessment. Burlington, Gloucester and Monmouth counties use a January 15 deadline.
Which NJ county has the highest property taxes?
Bergen County had the highest average residential bill in 2025 at $14,200, followed closely by Essex at $14,147.
What is the deadline for ANCHOR, Stay NJ and Senior Freeze?
Applications for the 2025 benefit year are due November 2, 2026.
Do veterans get a property tax break in NJ?
Honorably discharged veterans with active duty service can get a $250 annual deduction, and veterans rated 100% permanently and totally disabled from service-connected causes can get a full exemption on their main home.
Does New Jersey have the highest property taxes in the US?
Yes. The Tax Foundation ranks New Jersey first for effective property tax rate, ahead of Illinois and Connecticut.
NJ Property Tax: The Bottom Line
NJ property tax bills averaged $10,340 in 2025, the heaviest burden in the nation. Pay on time each February 1, May 1, August 1 and November 1, review your assessment before the April 1 appeal deadline, and file for ANCHOR, Stay NJ or Senior Freeze by November 2, 2026, if you qualify.
