South River Boro NJ property tax rate 2025: 2.669
South River Boro, Middlesex County. 5,129 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.
South River Boro at a glance
5,129 parcels are on the 2026 file. The 2025 general rate is 2.669, and the prior rate on file is 2.547 for 2024. A typical class 2 assessment is $293,682. Usable sales with a 2025 deed: 105, median $505,000. The state construction file lists 3,020 permits here. The median class 2 house was built in 1950. 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 South River Boro bill
South River Boro’s general rate of 2.669 is tax year 2025 on the 2026 assessment file. It is not a 2026 bill. The prior general rate on file is 2.547 for 2024. School, county, and municipal shares of this rate are 49.3%, 19.3%, and 31.4%. The largest slice is schools. In Middlesex County the middle school share for rate year 2025 is 54.6% in South Plainfield Boro. Class 2 net assessments changed from $1,261,657,200 to $1,263,282,000, up 0.1%, on 4,301 parcels. Usable sales with a 2025 deed: median $505,000 (105 sales). The largest class share of net assessed value is Residential at 76.5%. State school aid is outside these bars.
Building permits in South River Boro
The New Jersey construction-permit file lists 3,020 permits in South River Boro. 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 South River Boro construction office.
2025 general tax rate in South River Boro: 2.669
This general rate is tax year 2025. The assessment file is 2026. It is not a 2026 bill.
In Middlesex County, the median municipality’s school share (rate year 2025) is 54.6%; this town is 49.3%. 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 Middlesex towns · How NJ taxes work.
The school percent is the local property-tax levy. The district for this municipality is South River Boro (K-12), FY2027 K–12 aid $33,808,137. Those aid figures are not slices of these bars. Middlesex district table.
Prior year (2024) general rate: 2.547.
Tax on a $200,000 or $500,000 sale in South River Boro
These figures use South River Boro’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 67.56% would be assessed at about $337,800. At the general rate of 2.669, the estimated tax is $9,016. A $200,000 sale at that same ratio and rate would be assessed at about $135,120, with an estimated tax of $3,606.
In Middlesex County for 2025, the $500,000 bill runs from $4,625 in Carteret Boro to $13,615 in Highland Park Boro. The middle bill is $10,575 in New Brunswick City. All Middlesex towns.
See every New Jersey town on the same $200,000 and $500,000 sale for 2025.
Recent usable sales in South River Boro
These are the five newest usable deeds on the 2026 file for South River Boro. 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 |
|---|---|---|---|
| 19 WILCOX AVE | 12/21/2025 | $625,000 | $324,300 |
| 16 SCHACK AVE | 12/19/2025 | $500,000 | $305,300 |
| 35 WILLETT AVE | 12/15/2025 | $405,000 | $173,000 |
| 44 PHILLIP ST | 12/15/2025 | $600,000 | $336,800 |
| 119 MAIN ST | 12/5/2025 | $440,000 | $262,600 |
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 South River Boro: $18,558
Residential
The highest residential estimate in South River Boro is $18,558 at 105 MONTICELLO WAY, on a net assessment of $695,300 and a 2025 general rate of 2.669.
| Address | Class | Net assessment | Rate year | Estimated tax |
|---|---|---|---|---|
| 105 MONTICELLO WAY | 2 — Residential (four families or less) | $695,300 | 2025 | $18,558 |
| 76 PRICE PLACE | 2 — Residential (four families or less) | $647,100 | 2025 | $17,271 |
| 4 CAPITOL COURT | 2 — Residential (four families or less) | $637,300 | 2025 | $17,010 |
| 15 VETERANS DR | 2 — Residential (four families or less) | $628,200 | 2025 | $16,767 |
| 208 MAIN ST | 2 — Residential (four families or less) | $622,000 | 2025 | $16,601 |
Business
The highest business estimate in South River Boro is $1,310,503 at 5-11 BRICK PLANT RD, on a net assessment of $49,100,900 and a 2025 general rate of 2.669.
| Address | Class | Net assessment | Rate year | Estimated tax |
|---|---|---|---|---|
| 5-11 BRICK PLANT RD | 4B — Industrial | $49,100,900 | 2025 | $1,310,503 |
| 2 BRICK PLANT RD | 4B — Industrial | $23,636,200 | 2025 | $630,850 |
| 1 BRICK PLANT RD | 4B — Industrial | $8,907,500 | 2025 | $237,741 |
| 14 IVAN WAY | 4B — Industrial | $3,338,600 | 2025 | $89,107 |
| 231 PROSPECT ST | 4A — Commercial | $2,876,500 | 2025 | $76,774 |
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 South River Boro, typical class 2 assessment $293,682
Class 2 residential in the MOD-IV file: 4,302 parcels, average net assessment $293,682.
How assessments changed
Class 2 residential net assessments changed from $1,261,657,200 to $1,263,282,000, up 0.1%, on 4,301 parcels that have both a prior net and a 2026 net. This is the assessment roll, not an appraisal.
Among 105 usable recorded sales whose latest deed on this file is in 2025, the median price is $505,000. 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 | 4,302 | $1,263,420,500 | 76.5% |
| Vacant land 1 | 589 | $148,188,000 | 9.0% |
| Commercial 4A | 183 | $89,404,000 | 5.4% |
| Industrial 4B | 24 | $97,116,500 | 5.9% |
| Apartment 4C | 28 | $54,397,400 | 3.3% |
| Other / unclassified other | 3 | $0 | 0.0% |
Housing stock in South River Boro, median year built 1950
On the 2026 file, class 2 houses in South River Boro with a year built have a median year of 1950, about 76 years old. Of those 4,275 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 83.9%, Vacant land 11.5%, Commercial 3.6%, Apartment 0.5%, Industrial 0.5%, 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.