Stafford Twp NJ property tax rate 2026: 1.412 after reassessment
Stafford Twp, Ocean County. 15,996 parcels in the MOD-IV 2026 file. Rate shown is tax year 2026.
How to read a Stafford Twp bill
The 2026 general rate is 1.412 and the 2025 rate was 2.623. That drop is the reassessment. The $300,000 illustration sits under the class-2 average of $643,653. The 40.0% school bar is close to the Ocean median of 41.8%, and it is the local levy: it pays the local K–6 district and the regional high school. Stafford Twp’s FY2027 notice is $5,483,451 and Southern Regional’s is $4,757,829. Neither notice is a fourth piece of the bar.
Stafford Twp at a glance
15,996 parcels are on the 2026 file. The 2026 general rate is 1.412, and the prior rate on file is 2.623 for 2025. A typical class 2 assessment is $643,653, about $9,088 in estimated tax. Usable sales with a 2025 deed: 472, median $580,000. The state construction file lists 12,287 permits here. The median class 2 house was built in 1992. The Census Bureau’s 2019–2023 American Community Survey counts 29,375 people and 14,988 housing units in Stafford township. A property page adds that parcel’s permits, flood zone, mapped flood elevation, and high and low ground. It also says what soil the state mapped, whether the 2012 map shows a wetland, and whether the address is in the Pinelands, the Highlands, or the coastal zone. It names a historic district only when the address is inside one. Owner names are not shown.
The shape of the ground in Stafford Twp
Stafford Twp sits on the state’s 10-foot ground scan, from LiDAR flown between 2014 and 2019. The Ocean County page opens that scan as a hillshade you can pan and zoom. Darker cuts are lower. Lighter ground is higher. A property page in Stafford Twp opens the same scan on that address. The lowest and highest 10-foot cell stay as numbers. The picture does not mark those two cells. It is not a survey and not a slope in degrees.
2026 reassessment map
Parcel-level heat map of tax bill change vs typical assessment growth after Stafford's reval.
Building permits in Stafford Twp
The New Jersey construction-permit file lists 12,287 permits in Stafford 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 Stafford Twp construction office.
2026 general tax rate in Stafford Twp: 1.412
Dollars per $100 of assessed value. Example on $300,000 net: $4,236/yr estimated.
In Ocean County, the median municipality’s school share (rate year 2026) is 41.8%; this town is 40.0%. The largest slice here is schools. State school aid is not in these bars — it reduces the school levy before the rate is struck. Peer town: Toms River Twp. All Ocean towns · How NJ taxes work.
The school percent is the local property-tax levy. The district for this municipality is Stafford Twp (K-8 or K-6 local), FY2027 K–12 aid $5,483,451. The high school district is Southern Regional, FY2027 K–12 aid $4,757,829. Those aid figures are not slices of these bars. Ocean district table.
Prior year (2025) general rate: 2.623.
Tax on a $200,000 or $500,000 sale in Stafford Twp
These figures use Stafford 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.
2026
A $500,000 sale at the 2026 ratio of 100.00% would be assessed at about $500,000. At the general rate of 1.412, the estimated tax is $7,060. A $200,000 sale at that same ratio and rate would be assessed at about $200,000, with an estimated tax of $2,824.
2026 is a reassessment year in Stafford Twp, so the ratio used here is 100%. The Chapter 123 ratio still on file is 51.85%, 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 55.89% would be assessed at about $279,450. At the general rate of 2.623, the estimated tax is $7,330. A $200,000 sale at that same ratio and rate would be assessed at about $111,780, with an estimated tax of $2,932.
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 Stafford Twp
These are the five newest usable deeds on the 2026 file for Stafford 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 | Estimated tax |
|---|---|---|---|---|
| 1073 CUTLASS AVENUE | 12/31/2025 | $476,465 | $510,200 | $7,204 |
| 120 RIPTIDE AVENUE | 12/23/2025 | $430,000 | $441,000 | $6,227 |
| 128 STOWAWAY ROAD | 12/22/2025 | $390,000 | $353,500 | $4,991 |
| 1195 WINDLASS DRIVE | 12/22/2025 | $338,300 | $296,800 | $4,191 |
| 296 NAUTILUS DRIVE | 12/22/2025 | $310,000 | $329,000 | $4,645 |
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 Stafford Twp, 2026 rate: $34,913
Residential
The highest residential estimate in Stafford Twp is $34,913 at 1222 JENNIFER LANE, on a net assessment of $2,472,600 and a 2026 general rate of 1.412.
| Address | Class | Net assessment | Rate year | Estimated tax |
|---|---|---|---|---|
| 1222 JENNIFER LANE | 2 — Residential (four families or less) | $2,472,600 | 2026 | $34,913 |
| 1262 JENNIFER LANE | 2 — Residential (four families or less) | $2,465,800 | 2026 | $34,817 |
| 198 BERNARD DRIVE | 2 — Residential (four families or less) | $2,333,400 | 2026 | $32,948 |
| 1827 MILL CREEK ROAD | 2 — Residential (four families or less) | $2,223,700 | 2026 | $31,399 |
| 1226 JENNIFER LANE | 2 — Residential (four families or less) | $2,223,500 | 2026 | $31,396 |
Business
The highest business estimate in Stafford Twp is $705,551 at 297 ROUTE 72 WEST, on a net assessment of $49,968,200 and a 2026 general rate of 1.412.
| Address | Class | Net assessment | Rate year | Estimated tax |
|---|---|---|---|---|
| 297 ROUTE 72 WEST | 4A — Commercial | $49,968,200 | 2026 | $705,551 |
| PERRY'S LAKE RT 72 SO OF | 4A — Commercial | $31,310,900 | 2026 | $442,110 |
| 601 WASHINGTON AVENUE | 4A — Commercial | $27,636,900 | 2026 | $390,233 |
| 205 ROUTE 72 WEST | 4A — Commercial | $21,845,300 | 2026 | $308,456 |
| 712 EAST BAY AVENUE | 4A — Commercial | $20,487,200 | 2026 | $289,279 |
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 Stafford Twp, typical class 2 assessment $643,653
Class 2 residential in the MOD-IV file: 13,294 parcels, average net assessment $643,653. 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 $3,924,117,900 to $8,556,542,800, up 118.1%, on 13,293 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 472 usable recorded sales whose latest deed on this file is in 2025, the median price is $580,000. 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 | 13,294 | $8,556,719,300 | 82.8% |
| Vacant land 1 | 2,214 | $900,027,900 | 8.7% |
| Commercial 4A | 447 | $853,375,300 | 8.3% |
| Industrial 4B | 1 | $833,300 | 0.0% |
| Apartment 4C | 9 | $20,551,300 | 0.2% |
| Farm (regular) 3A | 7 | $3,266,000 | 0.0% |
| Farm (qualified) 3B | 24 | $57,600 | 0.0% |
Housing stock in Stafford Twp, median year built 1992
On the 2026 file, class 2 houses in Stafford Twp with a year built have a median year of 1992, about 34 years old. Of those 13,192 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 83.1%, Vacant land 13.8%, Commercial 2.8%, Farm (qualified) 0.2%, Apartment <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.