Ocean City NJ property tax rate 2025: 1.160
Ocean City, Cape May County. 21,073 parcels in the MOD-IV 2026 file. Rate shown is tax year 2025 (latest available — not yet matched to assessment year).
Assessments are tax year 2026; latest published general rate we have is 2025. Estimate uses that rate until the 2026 rate is loaded.
Ocean City at a glance
21,073 parcels are on the 2026 file. The 2025 general rate is 1.160, and the prior rate on file is 1.122 for 2024. A typical class 2 assessment is $660,774. Usable sales with a 2025 deed: 474, median $999,000. The state construction file lists 11,425 permits here. The median class 2 house was built in 1985. A property page adds that parcel’s permits, flood zone, mapped flood elevation, and high and low ground. Owner names are not shown.
How to read a Ocean City bill
Ocean City’s general rate of 1.160 is tax year 2025 on the 2026 assessment file. It is not a 2026 bill. The prior general rate on file is 1.122 for 2024. School, county, and municipal shares of this rate are 17.5%, 28.0%, and 54.5%. The largest slice is municipal. In Cape May County the middle school share for rate year 2025 is 26.0% in Wildwood Crest Boro. Class 2 net assessments changed from $12,242,149,000 to $12,389,906,000, up 1.2%, on 18,773 parcels. Usable sales with a 2025 deed: median $999,000 (474 sales). The largest class share of net assessed value is Residential at 91.6%. State school aid is outside these bars.
Building permits in Ocean City
The New Jersey construction-permit file lists 11,425 permits in Ocean City. This file is a full record from 2021 on. Older permits are mostly missing. Work from before then can be missing here and still be at the Ocean City construction office.
2025 general tax rate in Ocean City: 1.160
This general rate is tax year 2025. The assessment file is 2026. It is not a 2026 bill.
In Cape May County, the median municipality’s school share (rate year 2025) is 26.0%; this town is 17.5%. The largest slice here is municipal. State school aid is not in these bars — it reduces the school levy before the rate is struck. All Cape May towns · How NJ taxes work.
The school percent is the local property-tax levy. The district for this municipality is Ocean City (K-12), FY2027 K–12 aid $4,930,984. Those aid figures are not slices of these bars. Cape May district table.
Prior year (2024) general rate: 1.122.
Tax on a $200,000 or $500,000 sale in Ocean City
These figures use Ocean City’s own ratio and general rate. How the same sale price is calculated for every town. This is not an appraisal and not a collector bill.
2025
A $500,000 sale at the 2025 ratio of 55.25% would be assessed at about $276,250. At the general rate of 1.160, the estimated tax is $3,205. A $200,000 sale at that same ratio and rate would be assessed at about $110,500, with an estimated tax of $1,282.
In Cape May County for 2025, the $500,000 bill runs from $1,745 in Avalon Boro to $7,929 in Wildwood City. The middle bill is $4,330 in Wildwood Crest Boro. All Cape May towns.
See every New Jersey town on the same $200,000 and $500,000 sale for 2025.
Recent usable sales in Ocean City
These are the five newest usable deeds on the 2026 file for Ocean City. A $1 deed and a non-usable SR1A sale are left out. Each parcel stores one sale, so this is not every deed recorded in town.
| Address | Deed date | Sale price | Net assessment |
|---|---|---|---|
| 2333 WEST AVE | 11/25/2025 | $900,000 | $361,400 |
| 401-03 31ST ST | 11/24/2025 | $540,000 | $254,400 |
| 19 W SEVENTH STREET | 11/24/2025 | $999,000 | $570,300 |
| 7 KINGSTON LANE | 11/21/2025 | $3,725,000 | $743,100 |
| 3551 BAY AVE | 11/21/2025 | $345,000 | $173,400 |
Owner names are not shown. The rate year and the assessment file year differ, so this table does not print an estimated tax. This is not a collector’s bill.
Highest estimated tax in Ocean City: $86,594
Residential
The highest residential estimate in Ocean City is $86,594 at 401 WAVERLY BLVD, on a net assessment of $7,465,000 and a 2025 general rate of 1.160.
| Address | Class | Net assessment | Rate year | Estimated tax |
|---|---|---|---|---|
| 401 WAVERLY BLVD | 2 — Residential (four families or less) | $7,465,000 | 2025 | $86,594 |
| 2535 WESLEY AVE | 2 — Residential (four families or less) | $7,444,500 | 2025 | $86,356 |
| 2705 WESLEY AVE | 2 — Residential (four families or less) | $7,307,000 | 2025 | $84,761 |
| 258 BAY RD | 2 — Residential (four families or less) | $7,038,500 | 2025 | $81,647 |
| 339 E ATLANTIC BLVD | 2 — Residential (four families or less) | $6,534,900 | 2025 | $75,805 |
Business
The highest business estimate in Ocean City is $147,468 at 600-640 BOARDWALK, on a net assessment of $12,712,800 and a 2025 general rate of 1.160.
| Address | Class | Net assessment | Rate year | Estimated tax |
|---|---|---|---|---|
| 600-640 BOARDWALK | 4A — Commercial | $12,712,800 | 2025 | $147,468 |
| 1200-30 BOARDWALK | 4A — Commercial | $11,806,100 | 2025 | $136,951 |
| 1510 BOARDWALK | 4A — Commercial | $10,457,700 | 2025 | $121,309 |
| 1280 BOARDWALK | 4A — Commercial | $9,856,900 | 2025 | $114,340 |
| 816 NINTH ST | 4A — Commercial | $8,933,700 | 2025 | $103,631 |
Owner names are not shown. Every parcel in this town uses the same rate, so the highest tax is the highest assessment. Commercial and industrial parcels (class 4A and 4B) are the business list. Apartment buildings are class 4C and are not in that list. This is not a collector’s bill.
Ratable base in Ocean City, typical class 2 assessment $660,774
Class 2 residential in the MOD-IV file: 18,864 parcels, average net assessment $660,774.
How assessments changed
Class 2 residential net assessments changed from $12,242,149,000 to $12,389,906,000, up 1.2%, on 18,773 parcels that have both a prior net and a 2026 net. This is the assessment roll, not an appraisal.
Among 474 usable recorded sales whose latest deed on this file is in 2025, the median price is $999,000. A $1 deed and a non-usable SR1A sale are left out. Each parcel stores one sale, so this is not every deed recorded that year.
Share of net assessed value by property class (MOD-IV). Not a school-quality rating.
| Class | Parcels | Net assessed | % of net |
|---|---|---|---|
| Residential 2 | 18,864 | $12,464,846,100 | 91.6% |
| Vacant land 1 | 1,597 | $586,260,500 | 4.3% |
| Commercial 4A | 581 | $518,096,100 | 3.8% |
| Industrial 4B | 2 | $733,300 | 0.0% |
| Apartment 4C | 28 | $30,740,900 | 0.2% |
| Other / unclassified other | 1 | $0 | 0.0% |
Housing stock in Ocean City, median year built 1985
On the 2026 file, class 2 houses in Ocean City with a year built have a median year of 1985, about 41 years old. Of those 18,156 houses, the largest share was built 1980–1999. This is the assessor’s year built. It is not a ranking of towns.
By parcel count, Residential 89.5%, Vacant land 7.6%, Commercial 2.8%, Apartment 0.1%, Industrial <0.1%, Other / unclassified <0.1%. Those percentages are a count of parcels, not a share of tax dollars. The class table uses the tax-base share.
Year built
Assessor building line
Grouped from the assessor’s building abbreviation. One-family, two-family, and condo are the codes that read clearly. Other codes stay in their own group. This is not a bedroom count, and square feet are left off because most records do not include them.