Montclair Twp NJ property tax rate 2025: 3.516
Montclair Twp, Essex County. 11,235 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.
Montclair Twp at a glance
11,235 parcels are on the 2026 file. The 2025 general rate is 3.516, and the prior rate on file is 3.403 for 2024. A typical class 2 assessment is $641,707. Usable sales with a 2025 deed: 305, median $1,140,000. The state construction file lists 11,147 permits here. The median class 2 house was built in 1923. 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 Montclair Twp bill
Montclair Twp’s general rate of 3.516 is tax year 2025 on the 2026 assessment file. It is not a 2026 bill. The prior general rate on file is 3.403 for 2024. School, county, and municipal shares of this rate are 57.4%, 16.4%, and 26.2%. The largest slice is schools. In Essex County the middle school share for rate year 2025 is 51.8% in Roseland Boro. Class 2 net assessments changed from $6,142,886,400 to $6,160,905,500, up 0.3%, on 9,603 parcels. Usable sales with a 2025 deed: median $1,140,000 (305 sales). The largest class share of net assessed value is Residential at 76.5%. State school aid is outside these bars.
Building permits in Montclair Twp
The New Jersey construction-permit file lists 11,147 permits in Montclair Twp. 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 Montclair Twp construction office.
2025 general tax rate in Montclair Twp: 3.516
This general rate is tax year 2025. The assessment file is 2026. It is not a 2026 bill.
In Essex County, the median municipality’s school share (rate year 2025) is 51.8%; this town is 57.4%. The largest slice here is schools. State school aid is not in these bars — it reduces the school levy before the rate is struck. All Essex towns · How NJ taxes work.
The school percent is the local property-tax levy. The district for this municipality is Montclair Town (K-12), FY2027 K–12 aid $10,469,700. Those aid figures are not slices of these bars. Essex district table.
Prior year (2024) general rate: 3.403.
Tax on a $200,000 or $500,000 sale in Montclair Twp
These figures use Montclair Twp’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 61.52% would be assessed at about $307,600. At the general rate of 3.516, the estimated tax is $10,815. A $200,000 sale at that same ratio and rate would be assessed at about $123,040, with an estimated tax of $4,326.
In Essex County for 2025, the $500,000 bill runs from $5,760 in Irvington Twp to $18,991 in Orange City Twp. The middle bill is $10,516 in West Caldwell Twp. All Essex towns.
See every New Jersey town on the same $200,000 and $500,000 sale for 2025.
Recent usable sales in Montclair Twp
These are the five newest usable deeds on the 2026 file for Montclair Twp. 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 |
|---|---|---|---|
| 8 NO. WILLOW STREET | 12/17/2025 | $1,650,000 | $493,500 |
| 70 LLEWELLYN ROAD | 12/15/2025 | $1,999,999 | $1,236,100 |
| 415 CLAREMONT AVE C002D | 12/15/2025 | $386,000 | $211,300 |
| 372 UP. MOUNTAIN AVENUE | 12/15/2025 | $2,699,999 | $1,647,900 |
| 415 CLAREMONT AVE C003C | 12/12/2025 | $350,000 | $222,300 |
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 Montclair Twp: $142,191
Residential
The highest residential estimate in Montclair Twp is $142,191 at 99 LLOYD ROAD, on a net assessment of $4,044,100 and a 2025 general rate of 3.516.
| Address | Class | Net assessment | Rate year | Estimated tax |
|---|---|---|---|---|
| 99 LLOYD ROAD | 2 — Residential (four families or less) | $4,044,100 | 2025 | $142,191 |
| HIGHLAND AVENUE REAR | 2 — Residential (four families or less) | $4,024,000 | 2025 | $141,484 |
| 60 UNDERCLIFF ROAD | 2 — Residential (four families or less) | $3,753,400 | 2025 | $131,970 |
| 162 UP. MOUNTAIN AVENUE | 2 — Residential (four families or less) | $3,441,700 | 2025 | $121,010 |
| 66 SO. MOUNTAIN AVENUE | 2 — Residential (four families or less) | $3,072,500 | 2025 | $108,029 |
Business
The highest business estimate in Montclair Twp is $389,517 at 693 BLFD AVE /7 BELL ST, on a net assessment of $11,078,400 and a 2025 general rate of 3.516.
| Address | Class | Net assessment | Rate year | Estimated tax |
|---|---|---|---|---|
| 693 BLFD AVE /7 BELL ST | 4A — Commercial | $11,078,400 | 2025 | $389,517 |
| 39-51 CHURCH STREET | 4A — Commercial | $10,126,800 | 2025 | $356,058 |
| 1 LACKAWANNA PLAZA | 4A — Commercial | $8,600,000 | 2025 | $302,376 |
| 37 ORANGE ROAD | 4A — Commercial | $8,091,600 | 2025 | $284,501 |
| 427-429 BLOOMFIELD AVENUE | 4A — Commercial | $7,676,200 | 2025 | $269,895 |
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 Montclair Twp, typical class 2 assessment $641,707
Class 2 residential in the MOD-IV file: 9,607 parcels, average net assessment $641,707.
How assessments changed
Class 2 residential net assessments changed from $6,142,886,400 to $6,160,905,500, up 0.3%, on 9,603 parcels that have both a prior net and a 2026 net. This is the assessment roll, not an appraisal.
Among 305 usable recorded sales whose latest deed on this file is in 2025, the median price is $1,140,000. 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 | 9,607 | $6,164,876,200 | 76.5% |
| Vacant land 1 | 848 | $865,479,500 | 10.7% |
| Commercial 4A | 598 | $692,672,100 | 8.6% |
| Industrial 4B | 2 | $4,856,200 | 0.1% |
| Apartment 4C | 159 | $331,027,000 | 4.1% |
| Other / unclassified other | 21 | $60,000 | 0.0% |
Housing stock in Montclair Twp, median year built 1923
On the 2026 file, class 2 houses in Montclair Twp with a year built have a median year of 1923, about 103 years old. Of those 9,529 houses, the largest share was built Before 1940. This is the assessor’s year built. It is not a ranking of towns.
By parcel count, Residential 85.5%, Vacant land 7.5%, Commercial 5.3%, Apartment 1.4%, Other / unclassified 0.2%, Industrial <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.