Pt Pleasant Beach Boro NJ property tax rate 2026: 0.969 after reassessment
Pt Pleasant Beach Boro, Ocean County. 3,468 parcels in the MOD-IV 2026 file. Rate shown is tax year 2026.
Pt Pleasant Beach Boro at a glance
3,468 parcels are on the 2026 file. The 2026 general rate is 0.969, and the prior rate on file is 1.803 for 2025. A typical class 2 assessment is $1,212,676, about $11,751 in estimated tax. Usable sales with a 2025 deed: 71, median $1,049,500. The state construction file lists 3,745 permits here. The median class 2 house was built in 1960. 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 Pt Pleasant Beach Boro bill
Pt Pleasant Beach Boro’s general rate of 0.969 is tax year 2026 on the 2026 assessment file. The prior general rate on file is 1.803 for 2025. This municipality is on the 2026 reassessment list, so the rate move is the roll being reset. It is not, by itself, the change in the bill. School, county, and municipal shares of this rate are 41.8%, 30.8%, and 27.4%. 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 $1,681,833,500 to $3,527,044,500, up 109.7%, on 2,910 parcels. Usable sales with a 2025 deed: median $1,049,500 (71 sales). The largest class share of net assessed value is Residential at 80.0%. The $300,000 illustration sits under the class-2 average of $1,212,676. State school aid is outside these bars.
Building permits in Pt Pleasant Beach Boro
The New Jersey construction-permit file lists 3,745 permits in Pt Pleasant Beach 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 Pt Pleasant Beach Boro construction office.
2026 general tax rate in Pt Pleasant Beach Boro: 0.969
Dollars per $100 of assessed value. Example on $300,000 net: $2,907/yr estimated.
In Ocean County, the median municipality’s school share (rate year 2026) is 41.8%; this town is 41.8%. 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 Point Pleasant Beach (K-12), FY2027 K–12 aid $660,164. Those aid figures are not slices of these bars. Ocean district table.
Prior year (2025) general rate: 1.803.
Tax on a $200,000 or $500,000 sale in Pt Pleasant Beach Boro
These figures use Pt Pleasant Beach 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.
2026
A $500,000 sale at the 2026 ratio of 100.00% would be assessed at about $500,000. At the general rate of 0.969, the estimated tax is $4,845. A $200,000 sale at that same ratio and rate would be assessed at about $200,000, with an estimated tax of $1,938.
2026 is a reassessment year in Pt Pleasant Beach Boro, so the ratio used here is 100%. The Chapter 123 ratio still on file is 56.95%, and that earlier study is not the multiplier.
In Ocean County for 2026, the $500,000 bill runs from $2,690 in Mantoloking Boro to $10,443 in South Toms River Boro. The middle bill is $7,384 in Berkeley Twp. All Ocean towns.
2025
A $500,000 sale at the 2025 ratio of 60.93% would be assessed at about $304,650. At the general rate of 1.803, the estimated tax is $5,493. A $200,000 sale at that same ratio and rate would be assessed at about $121,860, with an estimated tax of $2,197.
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 Pt Pleasant Beach Boro
These are the five newest usable deeds on the 2026 file for Pt Pleasant Beach 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 | Estimated tax |
|---|---|---|---|---|
| 110 TRENTON AVE. | 12/2/2025 | $1,304,000 | $1,056,100 | $10,234 |
| 807 TRENTON AVE. | 12/1/2025 | $825,000 | $983,600 | $9,531 |
| 222 OCEAN AVE. | 11/24/2025 | $1,250,000 | $1,093,600 | $10,597 |
| 615 ATLANTIC AVE. | 11/21/2025 | $894,000 | $823,700 | $7,982 |
| 216 OCEAN AVE. | 10/29/2025 | $445,000 | $558,000 | $5,407 |
Owner names are not shown. Estimated tax uses this town’s 2026 general rate on the net assessment. This is not a collector’s bill.
Highest estimated tax in Pt Pleasant Beach Boro: $66,564
Residential
The highest residential estimate in Pt Pleasant Beach Boro is $66,564 at 303 WOODLAND RD., on a net assessment of $6,869,400 and a 2026 general rate of 0.969.
| Address | Class | Net assessment | Rate year | Estimated tax |
|---|---|---|---|---|
| 303 WOODLAND RD. | 2 — Residential (four families or less) | $6,869,400 | 2026 | $66,564 |
| 1306 OCEAN AVE | 2 — Residential (four families or less) | $6,412,000 | 2026 | $62,132 |
| 805 LONG POINT LANE | 2 — Residential (four families or less) | $5,774,600 | 2026 | $55,956 |
| 1714 BEACON LANE | 2 — Residential (four families or less) | $5,507,700 | 2026 | $53,370 |
| 309 LINCOLN AVENUE | 2 — Residential (four families or less) | $5,328,100 | 2026 | $51,629 |
Business
The highest business estimate in Pt Pleasant Beach Boro is $145,350 at 300 BOARDWALK, on a net assessment of $15,000,000 and a 2026 general rate of 0.969.
| Address | Class | Net assessment | Rate year | Estimated tax |
|---|---|---|---|---|
| 300 BOARDWALK | 4A — Commercial | $15,000,000 | 2026 | $145,350 |
| 501 BOARDWALK | 4A — Commercial | $14,200,000 | 2026 | $137,598 |
| 308 BOARDWALK | 4A — Commercial | $12,162,000 | 2026 | $117,850 |
| 1100-1108 OCEAN AVE. | 4A — Commercial | $10,700,000 | 2026 | $103,683 |
| 101 RT. 35 | 4A — Commercial | $8,985,000 | 2026 | $87,065 |
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 Pt Pleasant Beach Boro, typical class 2 assessment $1,212,676
Class 2 residential in the MOD-IV file: 2,911 parcels, average net assessment $1,212,676. The $300,000 example above is an illustration — this average is closer to a typical residential assessment in this town.
How assessments changed
Class 2 residential net assessments changed from $1,681,833,500 to $3,527,044,500, up 109.7%, on 2,910 parcels that have both a prior net and a 2026 net. This is the reassessment roll. It is not the change in the tax bill.
Among 71 usable recorded sales whose latest deed on this file is in 2025, the median price is $1,049,500. 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 | 2,911 | $3,530,100,300 | 80.0% |
| Vacant land 1 | 295 | $307,980,200 | 7.0% |
| Commercial 4A | 254 | $543,310,400 | 12.3% |
| Apartment 4C | 6 | $29,654,000 | 0.7% |
| Other / unclassified other | 2 | $20,000 | 0.0% |
Housing stock in Pt Pleasant Beach Boro, median year built 1960
On the 2026 file, class 2 houses in Pt Pleasant Beach Boro with a year built have a median year of 1960, about 66 years old. Of those 2,903 houses, the largest share was built 1940–1959. This is the assessor’s year built. It is not a ranking of towns.
By parcel count, Residential 83.9%, Vacant land 8.5%, Commercial 7.3%, 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
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.