How Property Taxes Work in New Jersey

Property taxes are a math system.

Budgets set the taxes. Assessments determine the share.

Built around New Jersey law, ratios, and Chapter 123.

Understand my bill Understand Chapter 123

When the math drifts, the burden shifts.

Explore the Mechanics

Chapter 123 corridor diagram

The Fairness Test

See how the ±15% common level range works and why it matters for appeals.

87% cliff threshold chart

Critical Threshold

The 87% Cliff

When the average ratio drops below 87%, commercial properties at 100% become appeal-exposed.

Monmouth County Map

Compare ADP participation and tax bill changes across 53 municipalities.

The Only Equation That Matters

Tax Bill = ( Assessed Value ÷ 100 ) × Tax Rate

Used by every New Jersey taxing district.

NJ rates are dollars per $100 — that's why we divide by 100.

Your property tax is your share of the total levy:

Budgets set the levy
Assessments determine the share

Budgets Tax Rate

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Assessment Your Share

What Assessments Do & Don't Do

Rising assessments don't raise taxes. Rising budgets do.

Higher Assessments Do NOT Create More Taxes

In New Jersey, total property taxes are set by municipal, school, county, and special-purpose budgets. Once those budgets are adopted, the total levy is fixed. Changes in assessments only affect how that levy is shared, not how much is collected.

Assessments redistribute the levy

When assessments fall out of alignment with market values, some owners pay more than their fair share while others pay less. Regular maintenance keeps the distribution fair.

Spending determines how much is raised. Assessments determine who pays what.