Ocean County Property Taxes
The median property tax rate in Ocean County is 2.26%, which is significantly higher than both the national median of 0.99% and the New Jersey state median of 2.82%. With the median home value in Ocean County at $281,800, the typical annual property tax bill reaches $5,983, far exceeding the national median of $2,690. Property taxes in Ocean County are calculated based on the assessed value, which generally falls below the actual market value due to various property tax exemptions like the primary residence and agricultural exemptions. Understanding Ocean County's specific property tax system, exploring available exemptions, and identifying opportunities for property tax reductions can provide significant annual savings. Whether you live in Toms River or another part of Ocean County, gaining a comprehensive knowledge of local property taxes will benefit both homeowners and real estate investors.
Last Updated June 14, 2024
Ocean County Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Average Tax Rate
2.26%
Estimate Property Tax Bill
$6,369
Ownwell’s Ocean County Property Tax Bill Calculator helps any homeowner, real estate investor, or potential owner to estimate their annual property taxes in Ocean County with just 2 data points. Enter your property's estimated assessed value, and our calculator applies the median tax rate in Ocean County to estimate your property tax bill. This insight helps you understand potential tax liabilities. If you’d like to see trends on a city level, scroll down to navigate to a more local informational page. Your property assessed value is the value assigned to your property by your county for property tax calculations. Assessed value takes into account any exemptions you may have on your property.
Property Tax Rates Across Ocean County, New Jersey
Property taxes in Ocean County play a crucial role in funding essential local services like public schools, road maintenance, and emergency services. The median tax rate in Ocean County is 2.26%, which is significantly higher than the U.S. national median of 0.99%. Local government entities within Ocean County set these rates annually, and they can vary significantly between different areas within the county. Each year, Ocean County estimates its required budget to maintain services for the upcoming fiscal year and divides this budget by the total value of all taxable property in the jurisdiction, resulting in the property tax rate. Although tax rates and budgets are influenced by laws and voter input, this calculation forms the basic process for setting property tax rates. For comparison, the city of Lakehurst has one of the higher property tax rates in New Jersey at 3.25%, while the city of Barnegat Light boasts one of the lowest at 0.83%. Analyzing how Ocean County's tax rates stack up against these benchmarks can give homeowners a better understanding of the local tax landscape.
Average Ocean County Tax Rate
2.26%
Average New Jersey Tax Rate
2.82%
Average United States Tax Rate
0.99%
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% |
| Pt Pleasant | 2.14% | 2.14% | 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% |
Source: Ownwell
Property Tax Assessment Values Across Ocean County, New Jersey
In Ocean County, understanding the difference between "market value" and "assessed value" is key to comprehending property taxes. The market value represents the price a willing buyer would pay to a willing seller in an open, competitive market, considering location, property condition, and current economic trends. For tax purposes, this value is estimated by the Ocean County Appraisal District. The assessed value, however, is the market value minus any applicable exemptions or limits based on local laws and available programs. The assessed value is then used to calculate your property taxes by multiplying it by the combined tax rates of all relevant taxing entities. Assessment notices in Ocean County are typically mailed in the spring, usually by the middle of April. These notices provide homeowners with both the market and assessed values, along with an estimate of the annual property tax bill. By distinguishing between these valuation concepts, property owners can better navigate their tax responsibilities and understand how their property taxes are affected. In Ocean County, the highest median tax bill is found in Mantoloking at $17,948, while the lowest is in Berkeley at $2,325. Being aware of these valuation processes will help you identify opportunities for appealing assessments or applying for exemptions to manage your tax burden more effectively.
Property Tax Assessment Values Across Ocean County, New Jersey
Source: Ownwell
$88,700
$589,800
$1,090,900
Average Ocean County Assessed Value
$281,800
Average New Jersey Assessed Value
$282,900
Average United States Assessed Value
$244,900
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 |
| Pt Pleasant | $318,400 | $318,400 | $318,400 | $318,400 | $318,400 |
| 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 |
Source: Ownwell
Property Tax Bills Across Ocean County, New Jersey
In Ocean County, NJ, property tax bills are calculated based on the assessed value of a home, which is determined by the local tax assessor. This assessed value is then multiplied by the county's tax rate to determine the annual tax bill. Several factors influence the assessed value, including the property's market value, location, and any improvements made to the home. Homeowners in Ocean County face varying tax bills, with the median home price at $281,800. Tax bills can range significantly, with the 25th percentile at $4,206 and the 75th percentile at $8,366. For those in the 90th percentile, tax bills can reach up to $11,584. The impact on homeowners is substantial, as property taxes are a significant annual expense. For instance, the highest median tax bill in the county is in Mantoloking at $17,948, while the lowest is in Berkeley at $2,325. These variations highlight the importance of understanding how property taxes are calculated and their potential impact on household budgets.
Average Ocean County Tax Bill
$5,983
Average New Jersey Tax Bill
$8,227
Average United States Tax Bill
$2,690
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 |
| Pt Pleasant | $6,817 | $6,817 | $6,817 | $6,817 | $6,817 |
| 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 |
Source: Ownwell
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