New Jersey Tops the Property Tax Charts—Again!
Just as we approach the April 1 filing deadline for 2026 property tax appeals in most New Jersey towns, the Garden State has, yet again, been crowned with having the highest property taxes in the country. If that sounds familiar, it’s not déjà vu. For more than a decade, the state has held onto this ranking with impressive consistency, like a champion who never gets dethroned. The numbers creep up each year, the headlines repeat themselves, and homeowners keep asking the same question: Why us? But here we are again, leading the nation in a category nobody actually wants to win.
So, what exactly keeps property taxes in New Jersey so stubbornly high? And is there any realistic chance that relief is on the horizon—or are homeowners destined to keep shouldering this burden indefinitely?
Let’s dig into the forces driving these sky‑high taxes and explore whether there’s any hope for change.
The Proof is in the Property Tax Bills
In 2025, the average homeowner in New Jersey shelled out a staggering $10,570 in property taxes. Let that sink in for a moment. That’s over ten thousand dollars every year—before you even factor in mortgage payments, maintenance, insurance, or utilities. It’s the price of simply owning a home in the Garden State.
To make matters more frustrating, this wasn’t just a repeat of prior years. The 2025 figure marked roughly a 5% increase from the year before, a jump that significantly outpaced the 2.7% inflation rate during the same period. In other words, even as everyday costs rose, property taxes climbed almost twice as fast.
While New Jersey as a whole holds the national title, some counties bear an especially heavy load. Here are the five with the highest average bills, showcasing just how steep the cost can get depending on where you live:
- Essex County – $14,460
The highest in the state, driven by dense communities, aging infrastructure, and some of the most in-demand school districts. - Bergen County – $13,992
Close behind, with prime proximity to New York City and substantial municipal and school spending. - Morris County – $12,259
Known for its strong public services and high home values—two factors that keep tax bills elevated. - Somerset County – $12,082
Consistently ranked as one of the state’s most affluent counties, and the tax bills reflect it. - Union County – $12,019
A mix of urban and suburban communities with sizable school and local government budgets.
Why NJ Property Taxes Are Sky High
It’s estimated that the Garden State, which may be better known as the “Property Tax State,” raised $36.1 billion dollars last year. Yes, that’s billion with a b, a pretty big number for one of the smallest states in the country. Why is that the case?
It turns out there are several reasons for New Jersey’s enormous property taxes. One is overreliance on property taxes to fund public schools. According to the NJ Education Report, New Jersey relies on local property taxes to cover 40%–50% of all K‑12 education costs, with federal funding contributing only about 4% and state aid making up the rest. NEW VERSION: How Do We Fund Schools and Why Are My Taxes So High? – NJ Education Report. Public schools were already strapped for funding and had planned to cut certain projects and reduce staff, but former Gov. Phil Murphy allowed school boards to increase taxes beyond the 2% annual cap. Governor Murphy signs law intended to help school districts seeing state aid cuts • New Jersey Monitor. In addition, it has pension and benefit obligations that it owes to state employees. Sharp increases in employee healthcare benefits are especially concerning because these costs are passed directly to homeowners in the form of, you guessed it, higher property taxes. And don’t forget about the ever-increasing property assessments! New Jersey was ranked 7th for the largest increase in home value. Home Values Are Exploding In These 10 States in 2025 — Is Yours One of Them? Collectively, these play a critical role in the increasing tax bill trend.
Is There Anything Homeowners Can Do?
Homeowners may be left questioning whether they should put up with the high property tax payments or if they should pack their luggage. But fortunately, there is a third option: taking advantage of New Jersey’s tax relief and appeal options. New Jersey may have the highest property taxes on average, but that doesn’t mean it leaves homeowners entirely out in the cold.
There are several ways to achieve property tax relief. One is by successfully appealing tax assessments. By successfully appealing an assessment to reflect true fair market value, homeowners may be able to achieve significant savings. If you’re interested in this option, don’t wait too long, as the deadline to file an appeal in many municipalities is April 1, 2026, or May 1, 2026, in those towns that have undergone a municipal revaluation or reassessment. Importantly, a successful challenge depends on proving that a property’s fair market value is below the township’s estimated value, typically by relying on documented sales of comparable properties. Keep in mind that property owners cannot successfully appeal their assessments by comparing them to other assessments or tax bills.
In addition to filing tax appeals, there are property tax relief programs available. Check out our post on ways to save thousands on property taxes: New Jersey Property Tax Relief | MROD.
Conclusion
New Jerseyans may be wondering whether they’ve finally reached the peak of a mountain where tax bills have reached their limit or the tip of an iceberg with many more increases ahead. Given the ongoing rise in the cost of public services, schools, and local infrastructure, it seems that the upward trend isn’t disappearing anytime soon.
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