Passaic 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.
Passaic County at a glance
16 municipalities and 130,168 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 $7,580 in Totowa Boro to $14,609 in Prospect Park Boro. The middle bill is $11,619 in Hawthorne Boro. Class 2 residential assessments moved from $26,848,375,848 to $32,127,585,600, up 19.7%. The median class 2 house was built in 1954.
Median school-share town (rate year 2025): Prospect Park Boro
Among 16 municipalities on the 2025 rate sheet. Bars are Prospect Park Boro’s own components — not three separate county medians.
Schools
48.0%
County
16.5%
Municipal
35.5%
School-share range in 2025: Passaic City 14.0% → Ringwood Boro 59.8%.
How to read Passaic County
On the 2025 rate sheet, the middle municipality by school share is Prospect Park Boro: 48.0% schools, 16.5% county, 35.5% municipal. School share on that same sheet runs from Passaic City at 14.0% to Ringwood Boro at 59.8%.
Class 2 residential net assessments in this county changed from $26,848,375,848 to $32,127,585,600, up 19.7%, on 108,429 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 $1,218,354,402 to $1,541,000,213, up 26.5%. Each of those 16 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 58.5%.
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 Passaic 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 $7,580 in Totowa Boro (ratio 51.67%, rate 2.934) and $14,609 in Prospect Park Boro (ratio 46.89%, rate 6.231). The middle bill is $11,619 in Hawthorne 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 Passaic County is $119,749 at 855-887 BROADWAY, Paterson City, on a net assessment of $2,244,600 and a 2025 general rate of 5.335.
512-514 E 28TH ST in Paterson City is assessed at $1,477,400, higher than 1208 PINES LAKE DR W in Wayne Twp at $1,449,500. The estimated tax is still lower, $78,819 versus $86,941, because the general rates are 5.335 and 5.998.
The highest business estimate in Passaic County is $9,296,900 at WILLOWBROOK MALL, Wayne Twp, on a net assessment of $155,000,000 and a 2025 general rate of 5.998.
217-297 GETTY AVE in Paterson City is assessed at $65,189,300, higher than 161 ROUTE 23 in Wayne Twp at $64,476,000. The estimated tax is still lower, $3,477,849 versus $3,867,270, because the general rates are 5.335 and 5.998.
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.
Passaic County this year
16 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 Passaic City (~14% schools) to Ringwood Boro (~60% schools). The median school-share municipality is named in the panel above (Clifton City on the loaded file, about 48% / 22% / 30% school/county/municipal).
Passaic City sits toward the municipal-heavy end of the county (~63% municipal / ~14% schools, general rate 4.258). That contrast is why a single “Passaic 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 Passaic County, median year built 1954
On the 2026 file, class 2 houses in Passaic County with a year built have a median year of 1954, about 72 years old. Of those 95,515 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 83.4%, Vacant land 7.6%, Commercial 6.3%, Industrial 1.1%, Apartment 1.1%, Farm (qualified) 0.2%, Farm (regular) 0.1%, 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
27.0%
1940–1959
32.3%
1960–1979
20.7%
1980–1999
12.3%
2000–2009
5.5%
2010–2026
2.2%
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
31,696 43.9%
Two-family
17,410 24.1%
Three-family or more
417 0.6%
Condo
2,444 3.4%
Other codes
20,163 28.0%
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
108,586
$32,150,830,100
58.5%
Vacant land 1
9,885
$9,975,689,980
18.2%
Commercial 4A
8,232
$7,171,737,228
13.1%
Industrial 4B
1,474
$3,152,035,700
5.7%
Apartment 4C
1,448
$2,356,363,900
4.3%
Farm (regular) 3A
151
$60,837,800
0.1%
Farm (qualified) 3B
268
$921,150
0.0%
Other / unclassified other
124
$46,326,896
0.1%
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.