Warren 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.
Warren County at a glance
22 municipalities and 50,101 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 $7,996 in Harmony Twp to $15,027 in Pohatcong Twp. The middle bill is $12,016 in Alpha Boro. Class 2 residential assessments moved from $7,687,103,936 to $7,715,890,536, up 0.4%. The median class 2 house was built in 1971.
Median school-share town (rate year 2025): Hardwick Twp
Among 22 municipalities on the 2025 rate sheet. Bars are Hardwick Twp’s own components — not three separate county medians.
Schools
58.2%
County
25.3%
Municipal
16.5%
School-share range in 2025: Phillipsburg Town 41.2% → Franklin Twp 64.6%.
How to read Warren County
On the 2025 rate sheet, the middle municipality by school share is Hardwick Twp: 58.2% schools, 25.3% county, 16.5% municipal. School share on that same sheet runs from Phillipsburg Town at 41.2% to Franklin Twp at 64.6%.
Class 2 residential net assessments in this county changed from $7,687,103,936 to $7,715,890,536, up 0.4%, on 34,901 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 $275,041,420 to $282,077,062, up 2.6%. Each of those 22 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 62.4%.
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 Warren 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 $7,996 in Harmony Twp (ratio 60.01%, rate 2.665) and $15,027 in Pohatcong Twp (ratio 66.27%, rate 4.535). The middle bill is $12,016 in Alpha 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 Warren County is $49,347 at 25 RUTHERFURD RD, Allamuchy Twp, on a net assessment of $1,529,200 and a 2025 general rate of 3.227.
WHITES ROAD; 53 in Franklin Twp is assessed at $1,290,600, higher than 442 DELAWARE RD in Hope Twp at $1,258,200. The estimated tax is still lower, $40,383 versus $43,609, because the general rates are 3.129 and 3.466.
The highest business estimate in Warren County is $4,565,062 at 34 MERRRILL CREEK ROAD, Harmony Twp, on a net assessment of $171,296,900 and a 2025 general rate of 2.665.
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.
Warren County this year
22 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 Phillipsburg Town (~41% schools) to Franklin Twp (~65% schools). The middle municipality by school share is Hardwick Twp.
Phillipsburg Town sits toward the municipal-heavy end of the county (~41% municipal / ~41% schools, general rate 4.675). That contrast is why a single “Warren 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 Warren County, median year built 1971
On the 2026 file, class 2 houses in Warren County with a year built have a median year of 1971, about 55 years old. Of those 34,438 houses, the largest share was built Before 1940. This is the assessor’s year built. It is not a ranking of towns.
By parcel count, Residential 69.8%, Vacant land 13.8%, Farm (qualified) 7.9%, Farm (regular) 3.9%, Commercial 3.6%, Other / unclassified 0.4%, Industrial 0.4%, Apartment 0.3%. 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
26.4%
1940–1959
13.2%
1960–1979
19.9%
1980–1999
25.2%
2000–2009
11.9%
2010–2026
3.4%
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
23,294 75.0%
Two-family
335 1.1%
Three-family or more
65 0.2%
Condo
708 2.3%
Other codes
6,660 21.4%
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
34,952
$7,718,226,036
62.4%
Vacant land 1
6,893
$1,984,065,020
16.0%
Commercial 4A
1,814
$1,090,336,650
8.8%
Industrial 4B
184
$627,829,900
5.1%
Apartment 4C
141
$328,029,400
2.7%
Farm (regular) 3A
1,947
$578,398,000
4.7%
Farm (qualified) 3B
3,959
$37,751,315
0.3%
Other / unclassified other
211
$9,285,124
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.