Quick answer. Summit City, Union County, had a 2025 general tax rate of 4.471 per $100 of assessed value, and the average residential bill was $19,701 on an average assessment of $440,642. A bill is your assessed value × 4.471 ÷ 100. Source: 2025 General Tax Rates and 2025 Average Residential Statistics, NJ Division of Taxation.
General rate (2025)
4.471used to compute a bill
Effective rate (2025)
1.475for comparing towns only
Average residential bill
$19,7011st of 21 in the county
Average ratio
30.81%assessed to true value
Estimate a Summit City property tax bill
Enter a value to see the 2025 tax at Summit City's general rate.
For the current year's rate and your exact bill, ask the Summit City tax collector. For a different town, use the statewide calculator.
What homes at different prices pay in Summit City
Assessments in Summit City averaged 30.81% of true value, which is why its general rate (4.471) is higher than its effective rate (1.475). A home is not taxed at the general rate on its full market value. The table turns each market value into an assessed value with that 30.81% average ratio (Amended Table of Equalized Valuations 2025), then applies the general rate.
| Market value | Est. assessed value | Est. yearly tax |
|---|---|---|
| $300,000 | $92,430 | $4,133 |
| $450,000 | $138,645 | $6,199 |
| $600,000 | $184,860 | $8,265 |
| $800,000 | $246,480 | $11,020 |
| $1,000,000 | $308,100 | $13,775 |
Individual assessments vary around the town average, so a home's real assessed value can be higher or lower than the estimate here. The figure on your own bill or assessment notice is the one that counts.
Summit City by the numbers
- Every $100,000 of assessed value in Summit City carried $4,471 of 2025 tax, or $373 a month.
- The average Summit City home was assessed at $440,642 and billed $19,701, about $1,642 a month or $4,925 a quarter.
- At the 30.81% average ratio, $440,642 of assessed value stands for roughly $1,430,191 of market value.
- For tax year 2027, a Summit City home truly worth $450,000 falls inside the certified range when it is assessed between $116,415 and $157,545.
How Summit City compares
Summit City's 2025 effective tax rate of 1.475 is the 21st highest of 21 Union County municipalities and the 487th highest of 564 in New Jersey. It is below the county median of 2.113 and below the statewide median of 2.140. Its average residential bill of $19,701 ranks 1st of 21 in the county and 25th of 563 statewide, $7,750 more than the median Union County town's $11,951.
The towns closest to it in Union County by effective rate:
| Town | General rate | Effective rate | Avg residential bill |
|---|---|---|---|
| Clark Township | 2.269 | 1.899 | $11,951 |
| Berkeley Heights Township | 4.401 | 1.820 | $14,154 |
| Westfield Town | 2.292 | 1.810 | $18,948 |
| Mountainside Borough | 2.100 | 1.566 | $13,309 |
| Summit City | 4.471 | 1.475 | $19,701 |
See all 21 Union County towns in one sortable table.
If a Summit City assessment looks too high
Assessment appeals go to the Union County Board of Taxation: 300 North Avenue East, Westfield, NJ 07090, phone (908) 527-4775 (State contact list, September 2026). The Division's appeals page gives the filing deadline as April 1, or May 1 when the town has had a revaluation or reassessment.
An owner must show the assessment doesn't fairly reflect true market value or falls outside the common level range. For tax year 2027 the range certified for Summit City is 25.87% to 35.01%, around an average ratio of 30.44% (2026 Average Ratios and Common Level Ranges). You appeal the assessment, not the tax rate. This page describes the State's published process and is not legal advice.
Related: NJ senior tax relief checker · NJ property tax relief for seniors · NJ SALT deduction calculator
Summit City figures above come from the State's published tables (rates, average residential statistics, equalized valuations, 2027 ranges, definitions), opened and checked November 2026. Not tax or legal advice, and MCC Solutions is not affiliated with the State, the county board or the area. Exemptions, deductions, appeals, added assessments and the newer year's rate all change a real bill.
Common questions
What is the property tax rate in Summit City, Union County?
The 2025 general tax rate was 4.471 per $100 of assessed value, from the Division of Taxation's 2025 General Tax Rates table. That is the rate applied to an assessed value. The effective rate, the State's figure for comparing towns, was 1.475.
What is the average property tax bill in Summit City?
$19,701 in 2025 on an average residential assessment of $440,642, according to the Division's 2025 Average Residential Statistics. It ranked 1st of 21 in Union County.
How do I work out my own Summit City property tax?
Multiply your assessed value by 4.471 and divide by 100. If you only know market value, multiply it by 30.81% first, the town's average ratio of assessed to true value; a $450,000 home works out to about $6,199 a year that way. Your own assessment is on your bill and may sit above or below the average.
Is this the 2026 rate for Summit City?
No. It is the 2025 rate, the latest year in the Division's general tax rate table when this page was checked (November 2026). The Summit City tax collector can give you the current year's rate.
Is Summit City a high-tax town for Union County?
By effective rate, the State's figure for comparing towns, the area is 21st highest of 21 in Union County at 1.475; the county's highest is Winfield Township at 23.405 and its lowest is the area at 1.475. By average residential bill it is 1st of 21, at $19,701.