No broad homestead exemption
Unlike most states, New Jersey does not offer a large automatic homestead reduction of assessed value for owner-occupants. Relief is more often income-targeted or veteran/senior specific.
New Jersey Property Tax
New Jersey Property Tax Calculator
Estimate New Jersey property taxes, compare county effective rates, and see how taxes show up in a monthly mortgage payment. 2026 planning data — not an official tax bill.
Estimated effective state rate
1.88%
Sample tax on a $400,000 home
$7,520
Vs U.S. benchmark (0.90%)
+$3,920
Counties in this dataset
21
In the current NMC dataset, New Jersey has an estimated effective property-tax rate of 1.88%, resulting in approximately $7,520 in annual property taxes on a $400,000 home.
How property taxes work in New Jersey
New Jersey consistently ranks at or near the top of U.S. effective residential property-tax rates. There is no statewide homestead exemption of the Florida or Texas type. Most of the bill is local — municipality plus school district — which is why two towns in the same county can differ by thousands of dollars a year on similar homes.
Assessed value is supposed to represent a defined percentage of market value (the Director’s Ratio). When a municipality has not reassessed recently, that ratio can drift, and equalized values are used for statewide comparisons.
For mortgage planning, treat New Jersey taxes as a first-class housing cost. On a $400,000 home, the statewide effective rate in this dataset implies roughly $7,500 a year before any local variation.
New Jersey does not use a mill-rate-only statewide formula. Your bill is the municipal tax rate applied to assessed value, plus any county and school amounts shown on the tax bill. Revaluations can reset assessed values closer to market in a single year.
Exemptions and relief programs
ANCHOR and senior / disabled programs
The ANCHOR benefit (and predecessor homestead rebate programs) has provided a credit or rebate rather than changing the assessed value on the bill. Senior freeze and disabled-veteran programs have separate eligibility rules.
Disabled veteran exemption
Qualifying 100% disabled veterans may be eligible for a full property-tax exemption on a principal residence. Surviving spouses may continue the benefit in some cases.
County and metro context
Highest-rate counties in this dataset
Salem, Camden, and Gloucester often sit well above 2.5% effective. A $400,000 home in those counties can carry a tax estimate above $10,000 a year.
Shore and north Jersey
Cape May, Bergen, Monmouth, and Ocean typically show lower effective rates than South Jersey industrial counties, but high home prices still produce large dollar bills.
Official New Jersey resource: New Jersey Division of Taxation — Local Property Tax. Estimates on this page are for mortgage and relocation planning.
New Jersey county property tax comparison
Median owner-occupied home value and median real-estate tax paid (ACS), with the county effective rate used in our calculator. Use a row to open the county page or calculator estimate.
| County | Median home value | Median annual tax | Effective rate |
|---|---|---|---|
| Bergen County | $623,000 | $10,001 | 1.61% |
| Ocean County | $398,400 | $6,562 | 1.65% |
| Middlesex County | $462,900 | $9,712 | 2.10% |
| Monmouth County | $606,100 | $10,001 | 1.65% |
| Essex County | $524,100 | $10,001 | 1.91% |
| Morris County | $582,500 | $10,001 | 1.72% |
| Burlington County | $354,000 | $7,983 | 2.26% |
| Camden County | $287,100 | $8,134 | 2.83% |
| Union County | $529,200 | $10,001 | 1.89% |
| Somerset County | $552,100 | $10,001 | 1.81% |
| Passaic County | $459,500 | $10,001 | 2.18% |
| Hudson County | $539,700 | $9,555 | 1.77% |
| Gloucester County | $310,400 | $8,055 | 2.60% |
| Mercer County | $377,700 | $8,909 | 2.36% |
| Atlantic County | $295,000 | $6,776 | 2.30% |
| Sussex County | $369,400 | $8,568 | 2.32% |
| Hunterdon County | $517,200 | $10,001 | 1.93% |
| Cape May County | $434,600 | $5,306 | 1.22% |
| Cumberland County | $221,400 | $5,052 | 2.28% |
| Warren County | $346,500 | $8,119 | 2.34% |
| Salem County | $239,500 | $7,018 | 2.93% |
New Jersey county directory
Highest property tax rates in New Jersey
Among counties currently in the NMC dataset for this state.
- 1. Salem County2.93%
- 2. Camden County2.83%
- 3. Gloucester County2.60%
- 4. Mercer County2.36%
- 5. Warren County2.34%
Lowest property tax rates in New Jersey
Among counties currently in the NMC dataset for this state.
- 1. Cape May County1.22%
- 2. Bergen County1.61%
- 3. Monmouth County1.65%
- 4. Ocean County1.65%
- 5. Morris County1.72%
Atlantic County
Estimated effective rate: 2.30%
Bergen County
Estimated effective rate: 1.61%
Burlington County
Estimated effective rate: 2.26%
Camden County
Estimated effective rate: 2.83%
Cape May County
Estimated effective rate: 1.22%
Cumberland County
Estimated effective rate: 2.28%
Essex County
Estimated effective rate: 1.91%
Gloucester County
Estimated effective rate: 2.60%
Hudson County
Estimated effective rate: 1.77%
Hunterdon County
Estimated effective rate: 1.93%
Mercer County
Estimated effective rate: 2.36%
Middlesex County
Estimated effective rate: 2.10%
Monmouth County
Estimated effective rate: 1.65%
Morris County
Estimated effective rate: 1.72%
Ocean County
Estimated effective rate: 1.65%
Passaic County
Estimated effective rate: 2.18%
Salem County
Estimated effective rate: 2.93%
Somerset County
Estimated effective rate: 1.81%
Sussex County
Estimated effective rate: 2.32%
Union County
Estimated effective rate: 1.89%
Warren County
Estimated effective rate: 2.34%
New Jersey property tax FAQs
Does New Jersey have a homestead exemption?
Not in the common sense of a large reduction to assessed value for every owner-occupied home. Relief has more often been a rebate/credit (such as ANCHOR) or a targeted senior, disabled, or veteran program.
Why are New Jersey property taxes so high?
Local governments and school districts rely heavily on the property tax. New Jersey has no statewide homestead exemption to pull the effective rate down, and many municipalities fund a large share of K–12 costs locally.
Related planning resources for New Jersey
New Jersey property tax calculatorMonthly payment calculator (PITI)New Jersey FHA loan limitsCompare loan optionsGet a personalized mortgage estimateNational property tax calculator
FHA limit context in New Jersey
Some counties follow standard FHA limits while higher-cost counties may qualify for elevated FHA limits.
FHA 1-unit floor $541,287 · ceiling $1,249,125. Property tax estimates on this page are separate from loan limits.
View New Jersey FHA loan limitsNeed the national view?
Return to the national Property Tax Calculator to compare across states and scenarios.
Methodology
Statewide effective rates use 2024 ACS owner-occupied data. County rates are median real-estate taxes paid divided by median owner-occupied home value (ACS 2020–2024 5-year). Last reviewed August 13, 2026. Estimates only — confirm with the local taxing authority.
On a $400,000 home, the U.S. benchmark used for comparison is 0.90% ($3,600 / year).