Manchester Twp NJ property tax rate 2025: 1.455
Manchester Twp, Ocean County. 21,709 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.
Manchester Twp at a glance
21,709 parcels are on the 2026 file. The 2025 general rate is 1.455, and the prior rate on file is 2.455 for 2024. A typical class 2 assessment is $367,442. Usable sales with a 2025 deed: 879, median $540,000. The state construction file lists 17,768 permits here. The median class 2 house was built in 1984. 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 Manchester Twp bill
Manchester Twp’s general rate of 1.455 is tax year 2025 on the 2026 assessment file. It is not a 2026 bill. The prior general rate on file is 2.455 for 2024. School, county, and municipal shares of this rate are 50.6%, 22.2%, and 27.2%. The largest slice is schools. In Ocean County the middle school share for rate year 2026 is 41.8% in Pt Pleasant Beach Boro. Class 2 net assessments changed from $6,112,388,000 to $6,137,755,200, up 0.4%, on 16,704 parcels. Usable sales with a 2025 deed: median $540,000 (879 sales). The largest class share of net assessed value is Residential at 64.5%. State school aid is outside these bars.
Building permits in Manchester Twp
The New Jersey construction-permit file lists 17,768 permits in Manchester 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 Manchester Twp construction office.
2025 general tax rate in Manchester Twp: 1.455
This general rate is tax year 2025. The assessment file is 2026. It is not a 2026 bill.
In Ocean County, the median municipality’s school share (rate year 2026) is 41.8%; this town is 50.6%. 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 Ocean towns · How NJ taxes work.
The school percent is the local property-tax levy. The district for this municipality is Manchester Twp (K-12), FY2027 K–12 aid $6,726,639. Those aid figures are not slices of these bars. Ocean district table.
Prior year (2024) general rate: 2.455.
Tax on a $200,000 or $500,000 sale in Manchester Twp
These figures use Manchester 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 60.15% would be assessed at about $300,750. At the general rate of 1.455, the estimated tax is $4,376. A $200,000 sale at that same ratio and rate would be assessed at about $120,300, with an estimated tax of $1,750.
In Ocean County for 2025, the $500,000 bill runs from $2,658 in Mantoloking Boro to $10,643 in South Toms River Boro. The middle bill is $7,330 in Stafford Twp. All Ocean towns.
See every New Jersey town on the same $200,000 and $500,000 sale for 2025.
Recent usable sales in Manchester Twp
These are the five newest usable deeds on the 2026 file for Manchester 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 |
|---|---|---|---|
| 23 WALKABOUT CT | 11/17/2025 | $264,900 | $221,200 |
| 28 HALSTED DR | 11/14/2025 | $400,000 | $387,900 |
| 301 HEMLOCK LA | 11/13/2025 | $525,000 | $485,800 |
| 1601 BEACON ST | 11/12/2025 | $435,000 | $418,000 |
| 1 ORCHARD DR SEC 73 | 11/12/2025 | $265,000 | $227,700 |
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 Manchester Twp: $17,936
Residential
The highest residential estimate in Manchester Twp is $17,936 at 3170 CHARIOT CT, on a net assessment of $1,232,700 and a 2025 general rate of 1.455.
| Address | Class | Net assessment | Rate year | Estimated tax |
|---|---|---|---|---|
| 3170 CHARIOT CT | 2 — Residential (four families or less) | $1,232,700 | 2025 | $17,936 |
| 3201 RIDGEWAY RD | 2 — Residential (four families or less) | $1,194,400 | 2025 | $17,379 |
| 3295 JOHNSON AVE | 2 — Residential (four families or less) | $1,163,100 | 2025 | $16,923 |
| 17 HOWARD AVE | 2 — Residential (four families or less) | $1,106,400 | 2025 | $16,098 |
| 3208 WILBUR AVE | 2 — Residential (four families or less) | $1,083,300 | 2025 | $15,762 |
Business
The highest business estimate in Manchester Twp is $580,545 at 50 LACEY RD, on a net assessment of $39,900,000 and a 2025 general rate of 1.455.
| Address | Class | Net assessment | Rate year | Estimated tax |
|---|---|---|---|---|
| 50 LACEY RD | 4A — Commercial | $39,900,000 | 2025 | $580,545 |
| 1001 HWY 70 | 4A — Commercial | $35,000,000 | 2025 | $509,250 |
| 509 HWY 530 | 4A — Commercial | $34,910,000 | 2025 | $507,941 |
| 500 HWY 70 | 4B — Industrial | $32,309,500 | 2025 | $470,103 |
| 660 HWY 530 PINE RIDGE 2 | 4A — Commercial | $31,970,400 | 2025 | $465,169 |
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 Manchester Twp, typical class 2 assessment $367,442
Class 2 residential in the MOD-IV file: 16,704 parcels, average net assessment $367,442.
How assessments changed
Class 2 residential net assessments changed from $6,112,388,000 to $6,137,755,200, up 0.4%, on 16,704 parcels that have both a prior net and a 2026 net. This is the assessment roll, not an appraisal.
Among 879 usable recorded sales whose latest deed on this file is in 2025, the median price is $540,000. 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 | 16,704 | $6,137,755,200 | 64.5% |
| Vacant land 1 | 4,772 | $1,883,125,800 | 19.8% |
| Commercial 4A | 144 | $523,961,800 | 5.5% |
| Industrial 4B | 10 | $69,527,500 | 0.7% |
| Apartment 4C | 32 | $888,562,300 | 9.3% |
| Farm (regular) 3A | 16 | $10,022,500 | 0.1% |
| Farm (qualified) 3B | 31 | $637,000 | 0.0% |
Housing stock in Manchester Twp, median year built 1984
On the 2026 file, class 2 houses in Manchester Twp with a year built have a median year of 1984, about 42 years old. Of those 16,694 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 76.9%, Vacant land 22.0%, Commercial 0.7%, Apartment 0.1%, Farm (qualified) 0.1%, Farm (regular) <0.1%, 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.