--- title: "Ocean County NJ Property Tax: 2025 Rates, All 33 Towns | MCC" description: "Ocean County, NJ average 2025 property tax bills run from $5,327 (Manchester Township) to $26,010 (Mantoloking Borough). Rates for all 33 towns." url: "https://mcc-solutionsnj.com/tools/nj-property-tax/ocean-county" --- Free data · Ocean County, New Jersey # Ocean County property tax rates by municipality (2025) Every Ocean County town's general tax rate, effective tax rate, assessment ratio and average residential bill from the State's 2025 tables, sortable, with the county board of taxation's contact details for appeals. **Quick answer.** Ocean County's 33 municipalities had 2025 effective tax rates from **0.531** in Mantoloking Borough to **2.123** in South Toms River Borough, and average residential bills from **$5,327** (Manchester Township) to **$26,010** (Mantoloking Borough). Figures are from the New Jersey Division of Taxation's own tables. Towns **33** Median effective rate **1.469** Median town's average bill **$8,528** Highest general rate **3.520** South Toms River Borough ## Ocean County property tax rates by town, 2025 Select a column heading to sort. Select a town to open the calculator with it chosen. | | | | | | | --- | --- | --- | --- | --- | | [Barnegat Township](/tools/nj-property-tax-calculator?town=1501) | 3.083 | 1.848 | 55.17% | $7,608 | | [Barnegat Light Borough](/tools/nj-property-tax-calculator?town=1502) | 1.107 | 0.594 | 52.53% | $9,326 | | [Bay Head Borough](/tools/nj-property-tax-calculator?town=1503) | 1.105 | 0.646 | 56.09% | $18,055 | | [Beach Haven Borough](/tools/nj-property-tax-calculator?town=1504) | 1.426 | 0.765 | 49.72% | $12,295 | | [Beachwood Borough](/tools/nj-property-tax-calculator?town=1505) | 3.187 | 1.789 | 52.02% | $6,635 | | [Berkeley Township](/tools/nj-property-tax-calculator?town=1506) | 2.590 | 1.498 | 52.95% | $5,442 | | [Brick Township](/tools/nj-property-tax-calculator?town=1507) | 2.664 | 1.575 | 55.01% | $8,093 | | [Toms River Township](/tools/nj-property-tax-calculator?town=1508) | 1.902 | 1.523 | 74.92% | $8,528 | | [Eagleswood Township](/tools/nj-property-tax-calculator?town=1509) | 2.987 | 2.024 | 58.85% | $7,644 | | [Harvey Cedars Borough](/tools/nj-property-tax-calculator?town=1510) | 1.112 | 0.658 | 52.42% | $12,507 | | [Island Heights Borough](/tools/nj-property-tax-calculator?town=1511) | 2.234 | 1.469 | 61.06% | $9,402 | | [Jackson Township](/tools/nj-property-tax-calculator?town=1512) | 1.386 | 1.458 | 99.40% | $9,038 | | [Lacey Township](/tools/nj-property-tax-calculator?town=1513) | 2.735 | 1.771 | 60.11% | $7,902 | | [Lakehurst Borough](/tools/nj-property-tax-calculator?town=1514) | 2.297 | 2.083 | 85.72% | $5,831 | | [Lakewood Township](/tools/nj-property-tax-calculator?town=1515) | 2.462 | 1.378 | 52.27% | $8,976 | | [Lavallette Borough](/tools/nj-property-tax-calculator?town=1516) | 1.014 | 0.619 | 55.31% | $9,179 | | [Little Egg Harbor Township](/tools/nj-property-tax-calculator?town=1517) | 3.207 | 1.865 | 53.14% | $6,670 | | [Long Beach Township](/tools/nj-property-tax-calculator?town=1518) | 0.913 | 0.665 | 65.41% | $11,901 | | [Manchester Township](/tools/nj-property-tax-calculator?town=1519) | 1.455 | 1.514 | 101.63% | $5,327 | | [Mantoloking Borough](/tools/nj-property-tax-calculator?town=1520) | 0.912 | 0.531 | 58.93% | $26,010 | | [Ocean Township](/tools/nj-property-tax-calculator?town=1521) | 1.578 | 1.567 | 92.47% | $7,369 | | [Ocean Gate Borough](/tools/nj-property-tax-calculator?town=1522) | 1.821 | 1.777 | 91.35% | $7,526 | | [Pine Beach Borough](/tools/nj-property-tax-calculator?town=1523) | 2.028 | 1.714 | 76.02% | $8,381 | | [Plumsted Township](/tools/nj-property-tax-calculator?town=1524) | 3.150 | 1.953 | 57.87% | $8,862 | | [Point Pleasant Borough](/tools/nj-property-tax-calculator?town=1525) | 2.424 | 1.437 | 53.53% | $9,767 | | [Point Pleasant Beach Borough](/tools/nj-property-tax-calculator?town=1526) | 1.803 | 1.095 | 56.95% | $10,430 | | [Seaside Heights Borough](/tools/nj-property-tax-calculator?town=1527) | 1.284 | 1.432 | 110.75% | $7,629 | | [Seaside Park Borough](/tools/nj-property-tax-calculator?town=1528) | 1.735 | 1.083 | 55.89% | $9,950 | | [Ship Bottom Borough](/tools/nj-property-tax-calculator?town=1529) | 1.241 | 0.702 | 53.09% | $8,591 | | [South Toms River Borough](/tools/nj-property-tax-calculator?town=1530) | 3.520 | 2.123 | 54.89% | $6,006 | | [Stafford Township](/tools/nj-property-tax-calculator?town=1531) | 2.623 | 1.465 | 51.85% | $7,777 | | [Surf City Borough](/tools/nj-property-tax-calculator?town=1532) | 1.066 | 0.650 | 55.77% | $9,804 | | [Tuckerton Borough](/tools/nj-property-tax-calculator?town=1533) | 3.201 | 1.958 | 55.51% | $7,384 | Sources: [2025 General Tax Rates](https://www.nj.gov/treasury/taxation/pdf/lpt/gtr/2025taxrates.pdf) (general and effective rates), [Amended Table of Equalized Valuations 2025](https://www.nj.gov/treasury/taxation/pdf/lptval/2024/2025TEV.pdf) (average ratio of assessed to true value), [2025 Average Residential Statistics](https://www.nj.gov/treasury/taxation/pdf/lpt/class4/2025AvgResStat.pdf) (average bill). On narrow screens the ratio column is hidden. ## Reading the table Use the **general rate** with your assessed value to estimate a bill: assessed value × general rate ÷ 100. The **effective rate** is the State's comparison figure, and the Division says it is not for computing a bill. The widest gap in Ocean County is Beachwood Borough: general 3.187, effective 1.789, with assessments averaging 52.02% of true value. The **average residential bill** is the Division's average for residential properties in the town, not a typical bill for any one house. ## Appeals in Ocean County Assessment appeals go to the **Ocean County Board of Taxation**: 118 Washington Street, Room 215, PO Box 2191, Toms River, NJ 08754-2191, phone (732) 929-2008 ([State contact list, September 2026](https://www.nj.gov/treasury/taxation/pdf/lpt/cb/ctb-statewide.pdf)). The Division's [appeals page](https://www.nj.gov/treasury/taxation/lpt/lpt-appeal.shtml) gives the filing deadline as April 1, or May 1 when the town has had a revaluation or reassessment. To win, an owner must show the assessment doesn't fairly reflect true market value or falls outside the common level range: the town's average ratio plus or minus 15%. The ranges certified for tax year 2027 are in the [Chapter 123 certification](https://www.nj.gov/treasury/taxation/pdf/lpt/chap123/2027CH123.pdf); it notes that ratios over 100% are considered 100%, which affects Plumsted Township, Point Pleasant Beach Borough, Seaside Heights Borough here. ## Where Ocean County stands The median Ocean County town's effective rate, 1.469, is below the statewide median of 2.140 across all 564 municipalities. Highest effective rates in the county: South Toms River Borough (2.123), Lakehurst Borough (2.083), Eagleswood Township (2.024). Lowest: Mantoloking Borough (0.531), Barnegat Light Borough (0.594), Lavallette Borough (0.619). Highest average residential bills: Mantoloking Borough ($26,010), Bay Head Borough ($18,055), Harvey Cedars Borough ($12,507). Lowest: Manchester Township ($5,327), Berkeley Township ($5,442), Lakehurst Borough ($5,831). To compare with another county, pick any town in the [property tax calculator](/tools/nj-property-tax-calculator), which links all 21 county tables. ## 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: Amended Table of Equalized Valuations 2025 (PDF)](https://www.nj.gov/treasury/taxation/pdf/lptval/2024/2025TEV.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: 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: County Tax Administrators and County Assessor (September 2026, PDF)](https://www.nj.gov/treasury/taxation/pdf/lpt/cb/ctb-statewide.pdf) 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 **Which Ocean County town had the highest property tax rate in 2025?** By effective rate, the State's figure for comparing towns, South Toms River Borough at 2.123. By general rate, the one applied to assessed values, South Toms River Borough at 3.520. The two lists differ because towns assess at different shares of market value. **Which Ocean County town had the lowest?** Mantoloking Borough, with an effective rate of 0.531. The lowest general rate was Mantoloking Borough's 0.912. **What was the average residential property tax bill in Ocean County towns?** It ranged from $5,327 in Manchester Township to $26,010 in Mantoloking Borough in 2025, according to the Division's Average Residential Statistics. The median town's average bill was $8,528. **Where do Ocean County homeowners file a property tax appeal?** With the Ocean County Board of Taxation, 118 Washington Street, Room 215, PO Box 2191, Toms River, NJ 08754-2191, phone (732) 929-2008 (State contact list, September 2026). The filing deadline is April 1, or May 1 when the town has had a revaluation or reassessment. Owners of property assessed over $1,000,000 may file directly with the Tax Court. **How do I estimate my own tax in Ocean County?** Multiply your assessed value by your town's general rate and divide by 100, or use the calculator, which has every Ocean County town loaded. Your bill may differ because of exemptions, deductions, appeals and the newer year's rate. 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)