Sussex 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.
Sussex County at a glance
23 municipalities and 76,901 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 $2,348 in Walpack Twp to $14,735 in Hamburg Boro. The middle bill is $11,044 in Wantage Twp. Class 2 residential assessments moved from $17,029,936,340 to $17,803,579,300, up 4.5%. The median class 2 house was built in 1972.
Median school-share town (rate year 2025): Andover Boro
Among 23 municipalities on the 2025 rate sheet. Bars are Andover Boro’s own components — not three separate county medians.
Schools
63.6%
County
18.3%
Municipal
18.1%
School-share range in 2025: Walpack Twp 0.0% → Branchville Boro 70.0%.
How to read Sussex County
On the 2025 rate sheet, the middle municipality by school share is Andover Boro: 63.6% schools, 18.3% county, 18.1% municipal. School share on that same sheet runs from Walpack Twp at 0.0% to Branchville Boro at 70.0%.
Class 2 residential net assessments in this county changed from $17,029,936,340 to $17,803,579,300, up 4.5%, on 54,911 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 $499,662,576 to $527,559,129, up 5.6%. Each of those 23 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 74.2%.
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 Sussex 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 $2,348 in Walpack Twp (ratio 93.55%, rate 0.502) and $14,735 in Hamburg Boro (ratio 57.39%, rate 5.135). The middle bill is $11,044 in Wantage Twp. 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 Sussex County is $92,456 at 18 ISLAND TRL, Sparta Twp, on a net assessment of $2,520,600 and a 2025 general rate of 3.668.
The highest business estimate in Sussex County is $859,988 at 43 SPARTA AVE, Newton Town, on a net assessment of $32,306,100 and a 2025 general rate of 2.662.
40 WANTAGE AVE in Branchville Boro is assessed at $30,000,000, higher than W-E ACROSS MONTAGUE in Montague Twp at $25,700,000. The estimated tax is still lower, $754,800 versus $813,405, because the general rates are 2.516 and 3.165.
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.
Sussex County this year
23 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 Walpack Twp (~0% schools) to Branchville Boro (~70% schools). The median school-share municipality is named in the panel above (Andover Boro on the loaded file, about 64% / 18% / 18% school/county/municipal).
Newton Town sits toward the municipal-heavy end of the county (~35% municipal / ~49% schools, general rate 2.662). That contrast is why a single “Sussex 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 Sussex County, median year built 1972
On the 2026 file, class 2 houses in Sussex County with a year built have a median year of 1972, about 54 years old. Of those 53,144 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 71.5%, Vacant land 17.5%, Farm (qualified) 4.7%, Commercial 3.1%, Farm (regular) 2.5%, Industrial 0.3%, Apartment 0.2%, Other / unclassified 0.2%. 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
12.3%
1940–1959
17.3%
1960–1979
32.1%
1980–1999
25.3%
2000–2009
10.7%
2010–2026
2.3%
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
32,221 75.0%
Two-family
191 0.4%
Three-family or more
158 0.4%
Condo
695 1.6%
Other codes
9,692 22.6%
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
54,989
$17,804,407,900
74.2%
Vacant land 1
13,490
$2,894,272,200
12.1%
Commercial 4A
2,358
$1,877,180,600
7.8%
Industrial 4B
208
$469,362,300
2.0%
Apartment 4C
152
$245,086,200
1.0%
Farm (regular) 3A
1,922
$662,748,600
2.8%
Farm (qualified) 3B
3,642
$26,491,400
0.1%
Other / unclassified other
140
$3,854,649
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.