Map of New Jersey Property Tax Rates

How rates are computed locally

Property tax bills start with each municipality’s adopted budget, which is divided by the total taxable assessed value of all parcels to produce the general tax rate (expressed per $100 of assessed value). That rate is then applied to your property’s assessed value—so two homes with identical assessments in the same town pay the same base rate before exemptions or credits are factored in.

Why rates diverge across municipalities

Rates vary because local spending, debt service, school obligations, and the size of the tax base differ from one municipality to another. Communities with higher property values can often raise the same revenue with a lower rate, while towns with modest ratables may need higher rates to fund services like police, fire, and public works.

Equalization tables level the playing field

New Jersey’s county boards of taxation publish annual equalization tables to normalize assessments to true market value. These tables adjust for towns that reassess infrequently, ensuring county taxes and apportionments are allocated fairly even when local assessments are below or above market. The effective tax rate you see here uses that equalized perspective to make cross-town comparisons more meaningful.

Assessments, appeals, and annual adjustments

Assessors update values periodically, and homeowners can appeal if they believe their assessment exceeds market value. Successful appeals can lower an individual bill, but they also shrink the total assessed base—potentially nudging the rate up the following year if budgets stay constant. This feedback loop is one reason rates can move even when local spending is stable.

School levies and county obligations

School districts and counties each certify their own tax levies, which are blended into your final rate alongside the municipal portion. A town that hosts a regional high school or faces rising special education costs may see a higher school component, while county-level obligations such as open space or library taxes add another layer to the composite rate.

How homeowners can use the numbers

Use the general tax rate to estimate your own bill by multiplying it by your assessment (divide assessed value by 100, then multiply by the rate). The effective rate is better for comparing towns because it assumes assessments reflect 100% of market value. Pair both figures with sales data and equalization ratios to understand whether a rate shift reflects budget growth or simply changing assessments.