Ocean County, New Jersey Property Taxes
Median Ocean County effective property tax rate: 2.26%, significantly higher than the national median of 1.02%.
Median Ocean County home value: $281,800
Median annual Ocean County tax bill: $5,983, $3,583 higher than the national median property tax bill of $2,400.
How are property taxes in Ocean County calculated?
Property taxes in Ocean County are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding your county's property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in Toms River or another part of Ocean County, knowing local tax details benefits homeowners and investors.
Last Updated March 1, 2025
Ocean County, New Jersey Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
2.26%
Estimate Property Tax Bill
$6,369
$5,910
Ownwell’s Ocean County Property Tax Bill Calculator empowers homeowners, real estate investors, and potential buyers to estimate their annual property taxes in Ocean County with just two data points. By entering your property's estimated assessed value, our calculator applies Ocean County’s median effective tax rate to accurately estimate your property tax bill. Note that your property's assessed value — determined by your county — reflects any exemptions you may have, ensuring a more precise calculation for your property tax obligations. This insightful tool helps you understand potential tax liabilities and highlights how Ownwell can assist in reducing property taxes in Ocean County. For those interested in more localized information, please scroll down to explore city-level trends!
Property Tax Rates Across Ocean County, New Jersey
Local government entities set tax rates, which can vary widely within a state. Each year, counties estimate the budget needed to provide essential services and divide this by the total value of all taxable property within their jurisdiction, resulting in the property tax rate. While votes and laws play a role in setting these rates and budgets, this is the core of the annual process. Ocean County in New Jersey has an effective property tax rate of 2.26%, significantly higher than the national median of 1.02%. Within Ocean County, the highest median tax rate is found in Lakehurst at 3.25%, while Barnegat Light boasts the lowest at 0.83%. These figures highlight the disparity in tax rates even within a single county. Comparing Ocean County's tax rate to the national median provides valuable insight into local tax burdens. Understanding these differences can help property owners make informed decisions and explore potential savings through property tax appeals or exemptions.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Ocean County Tax Rate
2.26%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective New Jersey Tax Rate
2.82%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Ocean County, New Jersey
| City | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Barnegat | 2.32% | 2.55% | 2.82% | 2.82% | 2.82% |
| Barnegat Light | 0.83% | 0.83% | 0.83% | 0.83% | 0.89% |
| Bay Head | 0.87% | 0.90% | 0.90% | 0.90% | 0.90% |
| Bayville | 2.07% | 2.23% | 2.28% | 2.28% | 2.28% |
| Beach Haven | 0.83% | 0.83% | 0.83% | 1.10% | 1.10% |
| Beachwood | 2.18% | 2.57% | 2.65% | 2.65% | 2.65% |
| Berkeley | 1.97% | 2.09% | 2.28% | 2.28% | 2.28% |
| Brick | 1.98% | 2.37% | 2.42% | 2.44% | 2.45% |
| Cream Ridge | 2.47% | 2.66% | 2.73% | 2.73% | 2.73% |
| Forked River | 2.06% | 2.23% | 2.26% | 2.26% | 2.26% |
| Freehold | 2.58% | 2.58% | 2.58% | 2.58% | 2.60% |
| Harvey Cedars | 0.93% | 0.97% | 0.97% | 0.97% | 0.97% |
| Howell | 2.26% | 2.45% | 2.45% | 2.45% | 2.45% |
| Island Heights | 1.86% | 2.01% | 2.03% | 2.03% | 2.03% |
| Jackson | 2.32% | 2.50% | 2.53% | 2.58% | 2.58% |
| Lakehurst | 2.91% | 3.08% | 3.25% | 3.25% | 3.25% |
| Lakewood | 1.87% | 2.28% | 2.28% | 2.28% | 2.28% |
| Lanoka Harbor | 2.06% | 2.23% | 2.26% | 2.26% | 2.26% |
| Lavallette | 0.85% | 0.85% | 1.65% | 1.67% | 1.67% |
| Little Egg Harbor Twp | 2.49% | 2.68% | 2.74% | 2.75% | 2.79% |
| Long Beach Township | 0.81% | 0.83% | 0.83% | 0.83% | 0.83% |
| Manahawkin | 2.31% | 2.32% | 2.32% | 2.32% | 2.32% |
| Manchester | 2.01% | 2.17% | 2.17% | 2.17% | 2.17% |
| Manchester Township | 2.08% | 2.17% | 2.17% | 2.17% | 2.17% |
| Mantoloking | 0.70% | 0.70% | 2.42% | 2.42% | 2.42% |
| New Egypt | 2.47% | 2.67% | 2.73% | 2.73% | 2.73% |
| Normandy Beach | 1.56% | 1.67% | 1.67% | 2.38% | 2.42% |
| Ocean Gate | 2.28% | 2.66% | 2.78% | 2.78% | 2.78% |
| Pine Beach | 2.28% | 2.50% | 2.61% | 2.61% | 2.61% |
| Point Pleasant Beach | 1.57% | 1.62% | 1.62% | 1.62% | 1.95% |
| Point Pleasant Boro | 1.75% | 2.13% | 2.14% | 2.14% | 2.14% |
| Seaside Heights | 1.64% | 1.67% | 1.67% | 2.50% | 2.50% |
| Seaside Park | 1.52% | 1.55% | 1.55% | 2.28% | 2.28% |
| Ship Bottom | 1.01% | 1.06% | 1.06% | 1.06% | 1.06% |
| Surf City | 0.90% | 0.98% | 0.98% | 0.98% | 0.98% |
| Toms River | 1.52% | 1.67% | 1.67% | 2.07% | 2.28% |
| Tuckerton | 2.26% | 2.60% | 2.64% | 2.64% | 2.75% |
| Waretown | 1.96% | 2.06% | 2.17% | 2.17% | 2.17% |
| West Creek | 2.27% | 2.32% | 2.32% | 2.67% | 2.67% |
| Whiting | 1.93% | 2.17% | 2.17% | 2.17% | 2.17% |
| Pt Pleasant | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Ocean County, New Jersey
When examining property taxes in Ocean County, understanding the distinction between "market value" and "assessed value" is crucial. The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Ocean County Tax Board estimates the market value for tax purposes. The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill. Assessment notices: Assessment notices are sent in the spring each year. They’ll typically reach your mailbox by the middle of May. Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Ocean County. For example, the median tax bill in Ocean County is $4,206, with tax bills ranging significantly across the county. Bay Head has the highest median home price at $1,090,900.
Property Tax Assessment Values Across Ocean County, New Jersey
Source: Ownwell
$88,700
$589,800
$1,090,900
Median Ocean County Market Value
$281,800
Median New Jersey Market Value
$282,900
Median United States Market Value
$235,294
Property Tax Assessment Values Across Ocean County, New Jersey
| City | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Barnegat | $143,700 | $180,700 | $249,400 | $300,100 | $350,160 |
| Barnegat Light | $498,700 | $586,875 | $718,500 | $896,875 | $1,174,560 |
| Bay Head | $684,680 | $851,000 | $1,090,900 | $1,642,700 | $3,348,020 |
| Bayville | $180,300 | $209,200 | $260,450 | $349,550 | $423,550 |
| Beach Haven | $358,700 | $625,700 | $880,500 | $1,237,100 | $1,862,500 |
| Beachwood | $154,700 | $173,500 | $196,300 | $225,700 | $272,600 |
| Berkeley | $95,800 | $101,200 | $105,700 | $114,800 | $131,040 |
| Brick | $133,300 | $181,800 | $246,300 | $308,700 | $416,820 |
| Cream Ridge | $171,500 | $206,575 | $265,800 | $349,700 | $411,100 |
| Forked River | $154,790 | $188,500 | $239,900 | $340,700 | $438,200 |
| Freehold | $492,220 | $509,250 | $570,100 | $615,500 | $637,060 |
| Harvey Cedars | $632,660 | $760,800 | $984,400 | $1,385,350 | $1,785,920 |
| Howell | $250,050 | $256,100 | $275,150 | $288,425 | $314,300 |
| Island Heights | $235,450 | $294,500 | $352,800 | $457,875 | $686,090 |
| Jackson | $199,300 | $244,600 | $304,300 | $404,800 | $493,390 |
| Lakehurst | $128,660 | $136,000 | $150,600 | $176,300 | $209,820 |
| Lakewood | $77,000 | $166,975 | $331,800 | $484,700 | $621,330 |
| Lanoka Harbor | $177,230 | $212,300 | $272,400 | $371,950 | $476,230 |
| Lavallette | $402,040 | $512,350 | $679,400 | $938,600 | $1,298,200 |
| Little Egg Harbor Twp | $106,000 | $140,800 | $184,800 | $249,700 | $317,000 |
| Long Beach Township | $566,660 | $735,600 | $982,100 | $1,329,100 | $1,897,160 |
| Manahawkin | $163,820 | $207,200 | $264,800 | $347,600 | $443,480 |
| Manchester | $99,600 | $130,100 | $164,100 | $230,000 | $298,800 |
| Manchester Township | $239,980 | $269,500 | $311,100 | $343,250 | $381,560 |
| Mantoloking | $400,510 | $625,300 | $938,200 | $1,661,600 | $3,062,080 |
| New Egypt | $155,390 | $202,350 | $285,500 | $366,675 | $413,110 |
| Normandy Beach | $491,440 | $651,350 | $768,400 | $923,200 | $1,076,740 |
| Ocean Gate | $128,040 | $148,950 | $183,100 | $237,000 | $321,260 |
| Pine Beach | $178,420 | $207,450 | $245,700 | $314,250 | $400,580 |
| Point Pleasant Beach | $271,200 | $373,175 | $487,550 | $639,925 | $826,950 |
| Point Pleasant Boro | $249,200 | $279,875 | $330,650 | $436,800 | $610,450 |
| Seaside Heights | $163,400 | $233,000 | $382,600 | $599,500 | $816,000 |
| Seaside Park | $219,220 | $321,275 | $465,000 | $637,250 | $783,410 |
| Ship Bottom | $361,050 | $466,625 | $594,050 | $814,975 | $1,094,150 |
| Surf City | $538,090 | $593,875 | $707,350 | $989,225 | $1,407,620 |
| Toms River | $119,700 | $151,300 | $274,100 | $393,600 | $570,700 |
| Tuckerton | $129,800 | $166,100 | $205,100 | $268,450 | $336,200 |
| Waretown | $142,070 | $181,900 | $280,500 | $335,000 | $376,300 |
| West Creek | $128,340 | $181,150 | $257,400 | $349,275 | $417,180 |
| Whiting | $72,200 | $88,500 | $116,850 | $187,450 | $311,350 |
| Pt Pleasant | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Ocean County, New Jersey
In Ocean County, New Jersey, property tax bills are calculated based on the assessed value of a home and the local tax rate. The median home price in the county is $281,800, which plays a significant role in determining the tax bill. Homeowners in Ocean County typically face a property tax bill higher than the national median of $2,400, with the 25th percentile tax bill at $4,206 and the 75th percentile reaching $8,366. The 90th percentile tax bill can soar to $11,584. The city of Mantoloking has the highest median tax bill in the county at $17,948, while Berkeley offers some relief with the lowest median tax bill of $2,325. These taxes fund essential services like schools, infrastructure, and emergency services, impacting homeowners by influencing their overall cost of living. Understanding these factors is crucial for homeowners to manage their budgets effectively and anticipate annual expenses.
Median Ocean County Tax Bill
$5,983
Median New Jersey Tax Bill
$8,227
Median United States Tax Bill
$2,400
Property Tax Bills Across Ocean County, New Jersey
| City | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| Barnegat | $3,737 | $4,854 | $6,451 | $8,025 | $9,530 |
| Barnegat Light | $4,081 | $4,829 | $5,946 | $7,427 | $9,731 |
| Bay Head | $6,121 | $7,570 | $9,663 | $14,653 | $29,456 |
| Bayville | $3,980 | $4,622 | $5,827 | $7,847 | $9,488 |
| Beach Haven | $3,702 | $5,906 | $8,332 | $11,478 | $16,428 |
| Beachwood | $3,775 | $4,304 | $5,004 | $5,833 | $7,075 |
| Berkeley | $2,009 | $2,160 | $2,325 | $2,548 | $2,890 |
| Brick | $2,940 | $4,230 | $5,743 | $7,343 | $9,972 |
| Cream Ridge | $4,491 | $5,452 | $7,001 | $9,336 | $11,073 |
| Forked River | $3,361 | $4,138 | $5,307 | $7,506 | $9,797 |
| Freehold | $12,655 | $12,972 | $14,726 | $15,898 | $16,606 |
| Harvey Cedars | $5,953 | $7,202 | $9,361 | $13,337 | $17,028 |
| Howell | $5,960 | $6,220 | $6,688 | $7,038 | $7,710 |
| Island Heights | $4,635 | $5,760 | $7,110 | $9,164 | $13,903 |
| Jackson | $4,877 | $6,098 | $7,561 | $10,174 | $12,496 |
| Lakehurst | $3,901 | $4,278 | $4,753 | $5,573 | $6,767 |
| Lakewood | $1,638 | $3,603 | $7,337 | $10,874 | $14,069 |
| Lanoka Harbor | $3,910 | $4,677 | $6,004 | $8,287 | $10,701 |
| Lavallette | $4,541 | $6,340 | $8,923 | $12,126 | $15,811 |
| Little Egg Harbor Twp | $2,871 | $3,809 | $4,962 | $6,758 | $8,596 |
| Long Beach Township | $4,600 | $6,044 | $8,047 | $10,972 | $15,641 |
| Manahawkin | $3,794 | $4,788 | $6,139 | $8,055 | $10,282 |
| Manchester | $2,139 | $2,732 | $3,524 | $4,939 | $6,397 |
| Manchester Township | $5,144 | $5,778 | $6,696 | $7,405 | $8,239 |
| Mantoloking | $7,486 | $12,178 | $17,948 | $27,176 | $38,777 |
| New Egypt | $4,039 | $5,343 | $7,538 | $9,903 | $11,206 |
| Normandy Beach | $8,284 | $11,796 | $14,500 | $17,535 | $19,927 |
| Ocean Gate | $3,343 | $3,939 | $4,831 | $6,343 | $8,597 |
| Pine Beach | $4,489 | $5,234 | $6,120 | $7,855 | $9,932 |
| Point Pleasant Beach | $4,761 | $6,211 | $7,862 | $10,289 | $13,378 |
| Point Pleasant Boro | $4,964 | $5,768 | $6,893 | $9,130 | $12,932 |
| Seaside Heights | $3,867 | $5,365 | $7,465 | $10,284 | $13,706 |
| Seaside Park | $3,992 | $6,224 | $8,174 | $10,863 | $13,505 |
| Ship Bottom | $3,691 | $4,824 | $6,170 | $8,411 | $11,465 |
| Surf City | $5,078 | $5,726 | $6,784 | $9,556 | $13,559 |
| Toms River | $2,391 | $3,027 | $4,718 | $6,588 | $9,414 |
| Tuckerton | $3,181 | $4,153 | $5,334 | $7,051 | $8,815 |
| Waretown | $2,969 | $3,832 | $5,752 | $7,023 | $8,012 |
| West Creek | $3,202 | $4,396 | $6,335 | $8,428 | $10,223 |
| Whiting | $1,484 | $1,887 | $2,483 | $3,981 | $6,702 |
| Pt Pleasant | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell