Monmouth County NJ property tax rates by town (2025)
Each town sets its own general rate. The bars below are one named municipality’s school / county / municipal split of that rate — not a single county-wide bill. State school aid is outside this bar; it reduces the school levy before the rate is struck. How NJ taxes work.
Monmouth County at a glance
52 municipalities and 256,746 parcels are on the 2026 file. 0 of those towns have a 2026 general rate loaded. On a $500,000 sale in 2025, the estimated tax runs from $1,895 in Loch Arbour Village to $11,813 in Allentown Boro. The middle bill is $7,130 in Eatontown Boro. Class 2 residential assessments moved from $167,107,204,087 to $179,725,478,408, up 7.6%. The median class 2 house was built in 1974.
Median school-share town (rate year 2025): Rumson Boro
Among 52 municipalities on the 2025 rate sheet. Bars are Rumson Boro’s own components — not three separate county medians.
Schools
56.6%
County
20.0%
Municipal
23.4%
School-share range in 2025: Allenhurst Boro 5.6% → Upper Freehold Twp 74.0%.
How to read Monmouth County
On the 2025 rate sheet, the middle municipality by school share is Rumson Boro: 56.6% schools, 20.0% county, 23.4% municipal. School share on that same sheet runs from Allenhurst Boro at 5.6% to Upper Freehold Twp at 74.0%.
Class 2 residential net assessments in this county changed from $167,107,204,087 to $179,725,478,408, up 7.6%, on 214,851 parcels with both a prior net and a 2026 net. That is the assessment roll for this county. It is not a list of which towns rose the most, and it is not an appraisal.
Estimated class 2 tax on the towns with both a prior rate and a current rate moved from $2,559,592,008 to $2,673,460,559, up 4.4%. Each of those 52 towns uses its own two rate years. The prior rate is as early as 2024 and the current rate is as late as 2025. This is not one calendar-year county levy. When a town reassesses, the assessment percent and this bill percent are different stories, because the rate falls as the assessments reset.
The largest class share of net assessed value in the 2026 file is Residential at 78.6%.
These are this county’s own figures. The general rate is not comparable across towns until each town’s assessment ratio is applied. The sale-price section states the tax on the same $200,000 sale and the same $500,000 sale after that ratio. Towns stay in legal-name order. State school aid is outside the rate bars.
Tax on a $200,000 or $500,000 sale, 2025
A sale price is not the assessment. In Monmouth County for 2025, each town’s average ratio turns that price into an assessment, and that town’s general rate is applied to the assessment. On a $500,000 sale, the bill is $1,895 in Loch Arbour Village (ratio 100.00%, rate 0.379) and $11,813 in Allentown Boro (ratio 66.61%, rate 3.547). The middle bill is $7,130 in Eatontown Boro. A $200,000 sale uses the same ratio and rate in that town. This is an Abstract of Ratables estimate, not a collector bill, and the ratio is the town average, not an appraisal of one house.
Highest estimated tax in Monmouth County: $309,687
Residential
The highest residential estimate in Monmouth County is $309,687 at 1055 OCEAN AVE, Long Branch City, on a net assessment of $20,645,800 and a 2025 general rate of 1.500.
The highest business estimate in Monmouth County is $4,600,750 at 3710 RT 9, Freehold Twp, on a net assessment of $275,000,000 and a 2025 general rate of 1.673.
1 PREMIUM OUTLETS BLVD in Tinton Falls Boro is assessed at $219,759,900, higher than 505 STATE HWY 33 in Millstone Twp at $146,932,300. The estimated tax is still lower, $3,045,872 versus $3,109,087, because the general rates are 1.386 and 2.116.
Owner names are not shown. Each town’s own rate is used, so a higher assessment in a low-rate town can still be a lower tax. 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.
Monmouth County this year
52 municipalities sit on the 2026 assessment file with loaded 2025 general rates in this warehouse.
The two Freeholds show why legal names matter: Freehold Twp is school-heavy on the loaded sheet (about 70% schools / 13% county / 17% municipal, general rate 1.673), while Freehold Boro is closer to a balanced-but-municipal-leaning split (~52% schools / 10% county / 39% municipal, general rate 2.005). They are not interchangeable “Freehold” pages.
School-share extremes run from shore enclaves such as Allenhurst Boro (very low school share of the local rate) to Upper Freehold Twp (about 74% schools). The median school-share municipality is named in the panel above. Do not sort by general rate alone.
Sources: NJ Division of Taxation MOD-IV and Abstract of Ratables. Estimates are not collector bills. Disclaimer.
Housing stock in Monmouth County, median year built 1974
On the 2026 file, class 2 houses in Monmouth County with a year built have a median year of 1974, about 52 years old. Of those 213,753 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 84.0%, Vacant land 10.4%, Commercial 3.5%, Farm (qualified) 1.0%, Farm (regular) 0.5%, Apartment 0.4%, Industrial 0.2%, 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
Before 1940
15.5%
1940–1959
16.3%
1960–1979
23.9%
1980–1999
27.6%
2000–2009
9.5%
2010–2026
7.1%
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.
One-family
99,887 60.1%
Two-family
1,829 1.1%
Three-family or more
384 0.2%
Condo
7,672 4.6%
Other codes
56,529 34.0%
Ratable base by property class
Share of net assessed value in the MOD-IV parcel file (not the Abstract value columns). Class 15 exempt parcels may be under-counted when net value is zero. This is the tax base mix, not a school rating.
Class
Parcels
Net assessed
% of net
Residential 2
215,611
$180,150,553,428
78.6%
Vacant land 1
26,584
$23,337,798,800
10.2%
Commercial 4A
9,005
$17,531,400,896
7.6%
Industrial 4B
560
$2,395,504,820
1.0%
Apartment 4C
970
$4,601,426,300
2.0%
Farm (regular) 3A
1,337
$1,236,198,600
0.5%
Farm (qualified) 3B
2,467
$26,921,700
0.0%
Other / unclassified other
212
$19,120,143
0.0%
Municipalities
Default order is legal name. The general rate is not comparable across towns with different equalized ratios and is not a ranking of tax burden. Percents are shares of school + county + municipal cents on the rate sheet.