Morris 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.
Morris County at a glance
39 municipalities and 182,064 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 $4,917 in Harding Twp to $14,240 in Netcong Boro. The middle bill is $9,881 in Chester Boro. Class 2 residential assessments moved from $75,908,425,888 to $77,664,036,688, up 2.3%. The median class 2 house was built in 1967.
Median school-share town (rate year 2025): Netcong Boro
Among 39 municipalities on the 2025 rate sheet. Bars are Netcong Boro’s own components — not three separate county medians.
Schools
62.9%
County
8.4%
Municipal
28.7%
School-share range in 2025: Dover Town 43.0% → Washington Twp 71.4%.
How to read Morris County
On the 2025 rate sheet, the middle municipality by school share is Netcong Boro: 62.9% schools, 8.4% county, 28.7% municipal. School share on that same sheet runs from Dover Town at 43.0% to Washington Twp at 71.4%.
Class 2 residential net assessments in this county changed from $75,908,425,888 to $77,664,036,688, up 2.3%, on 154,193 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 $1,843,639,348 to $1,916,419,114, up 3.9%. Each of those 39 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 69.9%.
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 Morris 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 $4,917 in Harding Twp (ratio 79.70%, rate 1.234) and $14,240 in Netcong Boro (ratio 82.62%, rate 3.447). The middle bill is $9,881 in Chester 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.
The highest residential estimate in Morris County is $317,536 at 1 FLOWER HORN BLVD, Randolph Twp, on a net assessment of $10,830,000 and a 2025 general rate of 2.932.
The highest business estimate in Morris County is $7,780,056 at 59 ROUTE 10, East Hanover Twp, on a net assessment of $293,365,600 and a 2025 general rate of 2.652.
100 BAYER BLVD in Hanover Twp is assessed at $110,000,000, higher than 703 BARTLEY-CHESTER RD in Mount Olive Twp at $78,000,000. The estimated tax is still lower, $2,257,200 versus $2,625,480, because the general rates are 2.052 and 3.366.
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.
Morris County this year
39 municipalities sit on the 2026 assessment file. Loaded general rates in this warehouse are predominantly 2025 — check each town’s rate-year note before reading a YoY percent as final.
On the 2025 sheet, school share of the local rate runs from Dover Town (~43% schools) to Washington Twp (~71% schools). The median school-share municipality is named in the panel above (Netcong Boro on the loaded file, about 63% / 8% / 29% school/county/municipal).
Dover Town sits toward the municipal-heavy end of the county (~47% municipal / ~43% schools, general rate 3.490). That contrast is why a single “Morris County tax rate” headline fails — the table is the story.
Sources: NJ Division of Taxation MOD-IV and Abstract of Ratables. Estimates are not collector bills. State school aid is outside these bars. How NJ taxes work · Disclaimer.
Housing stock in Morris County, median year built 1967
On the 2026 file, class 2 houses in Morris County with a year built have a median year of 1967, about 59 years old. Of those 151,636 houses, the largest share was built 1960–1979. This is the assessor’s year built. It is not a ranking of towns.
By parcel count, Residential 84.8%, Vacant land 9.2%, Commercial 3.8%, Farm (qualified) 0.8%, Industrial 0.6%, Farm (regular) 0.5%, Apartment 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
14.6%
1940–1959
22.2%
1960–1979
27.1%
1980–1999
23.5%
2000–2009
7.4%
2010–2026
5.2%
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
107,238 78.4%
Two-family
921 0.7%
Three-family or more
170 0.1%
Condo
4,508 3.3%
Other codes
24,027 17.6%
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
154,381
$77,703,446,388
69.9%
Vacant land 1
16,826
$10,756,441,200
9.7%
Commercial 4A
6,859
$13,743,795,920
12.4%
Industrial 4B
1,011
$3,839,607,586
3.5%
Apartment 4C
433
$4,224,368,500
3.8%
Farm (regular) 3A
835
$841,571,000
0.8%
Farm (qualified) 3B
1,491
$10,387,200
0.0%
Other / unclassified other
228
$14,560,570
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.