--- title: "NJ Property Tax Calculator: Your Bill by Town (2025 Rates)" description: "Free calculator for all 564 New Jersey towns: enter your assessed or market value and see the estimated yearly tax at your town's 2025 general rate." url: "https://mcc-solutionsnj.com/tools/nj-property-tax-calculator" --- Free tool · New Jersey homeowners # New Jersey property tax calculator by municipality Choose your town, enter the assessed value from your bill (or a market value, which the calculator converts with the town's average ratio) and see the 2025 tax at the State's published general rate, next to the town's effective rate and average residential bill. **Quick answer.** A New Jersey property tax bill is your **assessed value × your town's general tax rate ÷ 100**. The Division of Taxation's 2025 table covers all 564 municipalities; general rates run from 0.379 (Loch Arbour Village, Monmouth County) to 23.411 (Winfield Township, Union County) per $100 of assessed value. Pick your town below to run your own number. ## Estimate your property tax Pick a town and enter a value to see the 2025 tax at that town's general rate. **Your bill may differ:** exemptions (veterans, disabled veterans), the $250 senior and disabled deduction, appeals, added or omitted assessments, and the newer year's rate all change it. Check with your town's tax collector. ## Which number to use: assessed value, not market value The Division of Taxation's [statistics page](https://www.nj.gov/treasury/taxation/lpt/statdata.shtml) defines the **general tax rate** as "a multiplier for use in determining the amount of tax levied upon each property," expressed per $100 of taxable assessed value, and says "this rate is used to compute the tax bill." Its example: assessed value 150,000 × .03758 = a tax bill of 5,637. The **effective tax rate** is "a statistical study that enables the comparison of one district to another," and the same page says it "is NOT to be used to compute the tax bill." The two can be far apart. Union Township in Union County had a 2025 general rate of 23.323 but an effective rate of 2.270, because its assessments averaged 8.89% of true value in the [Table of Equalized Valuations 2025](https://www.nj.gov/treasury/taxation/pdf/lptval/2024/2025TEV.pdf). A $400,000 house there is not taxed at 23% of $400,000. That's why the calculator asks for the assessed value, or converts a market value with the town's average ratio first. ## 2025 highs and lows across New Jersey Highest effective rate **23.405** Winfield Township, Union Lowest effective rate **0.348** Avalon Borough, Cape May Highest average residential bill **$38,393** Tavistock Borough, Camden Lowest average residential bill **$1,156** Walpack Township, Sussex Source: [2025 General Tax Rates](https://www.nj.gov/treasury/taxation/pdf/lpt/gtr/2025taxrates.pdf) and [2025 Average Residential Statistics](https://www.nj.gov/treasury/taxation/pdf/lpt/class4/2025AvgResStat.pdf). The median town's effective rate was 2.140 and the median town's average residential bill was $9,885 (563 towns with a residential average; 1 showed none). Very small towns can top these lists. ## Every town's rate, by county Each county page lists all its towns with the general rate, effective rate, average ratio and average residential bill, sortable by any column, plus the county board of taxation's address. - [Atlantic County](/tools/nj-property-tax/atlantic-county): 23 towns, effective rates 0.698 to 3.392 - [Bergen County](/tools/nj-property-tax/bergen-county): 70 towns, effective rates 0.794 to 2.598 - [Burlington County](/tools/nj-property-tax/burlington-county): 40 towns, effective rates 1.576 to 3.180 - [Camden County](/tools/nj-property-tax/camden-county): 36 towns, effective rates 1.445 to 6.867 - [Cape May County](/tools/nj-property-tax/cape-may-county): 16 towns, effective rates 0.348 to 1.577 - [Cumberland County](/tools/nj-property-tax/cumberland-county): 14 towns, effective rates 2.164 to 3.625 - [Essex County](/tools/nj-property-tax/essex-county): 22 towns, effective rates 1.571 to 3.765 - [Gloucester County](/tools/nj-property-tax/gloucester-county): 24 towns, effective rates 1.487 to 3.254 - [Hudson County](/tools/nj-property-tax/hudson-county): 12 towns, effective rates 1.070 to 2.435 - [Hunterdon County](/tools/nj-property-tax/hunterdon-county): 26 towns, effective rates 1.782 to 3.483 - [Mercer County](/tools/nj-property-tax/mercer-county): 12 towns, effective rates 1.814 to 3.468 - [Middlesex County](/tools/nj-property-tax/middlesex-county): 25 towns, effective rates 1.454 to 2.802 - [Monmouth County](/tools/nj-property-tax/monmouth-county): 53 towns, effective rates 0.412 to 2.429 - [Morris County](/tools/nj-property-tax/morris-county): 39 towns, effective rates 0.983 to 2.836 - [Ocean County](/tools/nj-property-tax/ocean-county): 33 towns, effective rates 0.531 to 2.123 - [Passaic County](/tools/nj-property-tax/passaic-county): 16 towns, effective rates 1.511 to 2.913 - [Salem County](/tools/nj-property-tax/salem-county): 15 towns, effective rates 1.058 to 4.505 - [Somerset County](/tools/nj-property-tax/somerset-county): 21 towns, effective rates 1.231 to 2.645 - [Sussex County](/tools/nj-property-tax/sussex-county): 24 towns, effective rates 0.429 to 2.939 - [Union County](/tools/nj-property-tax/union-county): 21 towns, effective rates 1.475 to 23.405 - [Warren County](/tools/nj-property-tax/warren-county): 22 towns, effective rates 1.592 to 2.997 ## If your assessment looks too high The Division's [appeals page](https://www.nj.gov/treasury/taxation/lpt/lpt-appeal.shtml) says you appeal to your county board of taxation by **April 1**, or **May 1** when your town has had a revaluation or reassessment. Burlington, Gloucester and Monmouth counties use an alternate calendar with a **January 15** deadline. You must show the assessment doesn't fairly reflect either true market value or the **common level range**, which is the town's average ratio plus or minus 15%. When you pick a town above, the result shows its range certified for tax year 2027 ([Chapter 123 certification](https://www.nj.gov/treasury/taxation/pdf/lpt/chap123/2027CH123.pdf)). [A Guide to Tax Appeal Hearings](https://www.nj.gov/treasury/taxation/pdf/lpt/ptappeal.pdf) explains the hearing and the evidence (three to five comparable sales). Related: [NJ senior tax relief checker](/tools/nj-senior-tax-relief-checker) · [NJ property tax relief for seniors](/tools/new-jersey-senior-property-tax-relief) · [NJ SALT deduction calculator](/bookkeeping/nj-salt-deduction-calculator) ## Sources Opened and checked November 2026. - [NJ Division of Taxation: 2025 General Tax Rates by county and municipality (PDF)](https://www.nj.gov/treasury/taxation/pdf/lpt/gtr/2025taxrates.pdf) - [NJ Division of Taxation: 2025 Average Residential Statistics (PDF)](https://www.nj.gov/treasury/taxation/pdf/lpt/class4/2025AvgResStat.pdf) - [NJ Division of Taxation: Amended Table of Equalized Valuations 2025 (PDF)](https://www.nj.gov/treasury/taxation/pdf/lptval/2024/2025TEV.pdf) - [NJ Division of Taxation: 2026 Average Ratios and Common Level Ranges for Tax Year 2027 (PDF)](https://www.nj.gov/treasury/taxation/pdf/lpt/chap123/2027CH123.pdf) - [NJ Division of Taxation: Property tax statistical information](https://www.nj.gov/treasury/taxation/lpt/statdata.shtml) - [NJ Division of Taxation: Property tax appeals](https://www.nj.gov/treasury/taxation/lpt/lpt-appeal.shtml) - [NJ Division of Taxation: A Guide to Tax Appeal Hearings (PDF)](https://www.nj.gov/treasury/taxation/pdf/lpt/ptappeal.pdf) - [NJ Division of Taxation: Property Tax Relief Programs](https://www.nj.gov/treasury/taxation/relief.shtml) A calculator built from the State's published tables, not tax or legal advice. MCC Solutions is not affiliated with the State of New Jersey, any county board of taxation or any municipality. Your bill may differ: exemptions, deductions, appeals, added or omitted assessments and the current year's rate all change it. Check your tax collector or your bill. The calculator runs in your browser, and nothing you enter is sent or saved. ## Common questions **How is a New Jersey property tax bill calculated?** The Division of Taxation says the general tax rate is the rate used to compute the tax bill: assessed value times the general tax rate, with the rate stated per $100 of assessed value. Its own example is an assessed value of $150,000 times .03758, which gives a $5,637 tax bill. **What's the difference between the general and effective tax rate?** The general rate applies to your assessed value. The effective rate is a statistical figure that lets you compare one town with another, and the Division says it is not to be used to compute the tax bill. In towns where assessments are far below market value the general rate looks high and the effective rate is much lower. **Why can't I just multiply my home's market value by the general rate?** Because towns assess at different levels. In 2025 the average ratio of assessed to true value ran from 8.89% in Union Township to 138.65% in Loch Arbour Village. If you only know market value, the calculator multiplies it by your town's average ratio first. Your actual assessment is on your tax bill or assessment notice. **Are these the 2026 rates?** No. These are the 2025 rates, the latest year the Division's statistics page lists a general tax rate table for (checked November 2026). Your 2026 bill uses the 2026 rate, which your town's tax collector can give you. **Can I lower my assessment?** You can appeal the assessment, not the tax. The Division says petitions go to the county board of taxation by April 1 (May 1 after a town-wide revaluation or reassessment; January 15 in Burlington, Gloucester and Monmouth counties). Owners of property assessed over $1,000,000 may file directly with the Tax Court. **Do property tax relief programs change this number?** They can lower what you end up paying. ANCHOR, Senior Freeze, Stay NJ and the deductions handled by your assessor have their own rules on the Division of Taxation's relief page. This calculator shows the tax at the general rate before any of them. Share ## Put this tool on your own site Free to use. Paste this where you want it to appear. It runs in the visitor's browser, so nothing they enter is sent to us. [See every calculator you can embed](/embed) Thinking about an appeal? ## NJ Property Tax Appeal Prep Workbook An Excel workbook with every town's certified 2027 common level range built in, a comparable-sales log, a county board contact log and an evidence checklist, plus a step-by-step guide to the county board process from the State's own pages. An organizer, not legal advice. [Get the workbook ($19)](/toolkits/nj-property-tax-appeal-prep-workbook) ## Need a document notarized for a closing or appeal? [Book a mobile notary](/notary/#order)[Call (908) 444-6373](tel:+19084446373)