Ocean County, New Jersey Property Taxes
Property Taxes in Ocean County, New Jersey
Median Ocean County effective property tax rate: 2.35%, significantly higher than the national median of 1.02%.
Median Ocean County home value: $288,500
Median annual Ocean County tax bill: $6,412, 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 Ocean County's property tax system, exemptions, and reduction opportunities can lead to significant savings. Whether you live in Ocean County or another part of the county, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Ocean County, New Jersey Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
2.35%
Estimate Property Tax Bill
$6,780
$6,291
How Does the Ocean County Property Tax Calculator Work?
Use this Ocean County property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Ocean County's median effective tax rate of 2.35% to generate your estimate.
Enter your property's estimated assessed value — the figure the assessor assigns for tax purposes, which is typically lower than market value after applicable exemptions. Our calculator uses the median effective rate for a more accurate estimate than the statutory millage rate alone.
Your actual bill may vary based on your specific exemptions, local school district levies, and any special assessment districts that apply to your property. Ocean County's median tax rate is higher than New Jersey's 2.88%?
Property Tax Rates Across Ocean County, New Jersey
What Are Effective Property Tax Rates Across Ocean County?
Local government entities set tax rates, which vary widely across Ocean County. Each year, the county estimates its budget for public services and divides that total by the assessed value of all taxable property within its jurisdiction.
Below, compare Ocean County's effective property tax rate to other counties in New Jersey or the U.S. median of 1.02%.
Ocean County's median effective rate stands at 2.35%, which is higher than the national median of 1.02%. Within Ocean County, the highest rate is found in Barnegat at 2.91%, while Long Beach Township has the lowest at 0.89%.
These variations reflect differences in local school district levies, special assessment districts assessments, and special district bonds — which compound the base county rate.
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
2.35%
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
2.88%
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 | 2.75% | 2.91% | 2.91% | 2.91% | 2.91% |
| Barnegat Light | 0.89% | 0.89% | 0.89% | 0.89% | 0.89% |
| Bay Head | 0.97% | 0.97% | 0.97% | 0.97% | 0.97% |
| Bayville | 2.26% | 2.32% | 2.32% | 2.32% | 2.32% |
| Beach Haven | 0.89% | 0.89% | 0.89% | 1.21% | 1.21% |
| Beachwood | 2.62% | 2.74% | 2.74% | 2.74% | 2.74% |
| Berkeley | 2.11% | 2.32% | 2.32% | 2.32% | 2.32% |
| Brick | 2.45% | 2.46% | 2.48% | 2.48% | 2.49% |
| Cream Ridge | 2.84% | 2.90% | 2.90% | 2.90% | 2.90% |
| Forked River | 2.32% | 2.37% | 2.37% | 2.37% | 2.37% |
| Freehold | 2.63% | 2.63% | 2.63% | 2.64% | 2.64% |
| Harvey Cedars | 0.98% | 0.98% | 0.98% | 0.98% | 0.98% |
| Howell | 2.49% | 2.49% | 2.49% | 2.49% | 2.49% |
| Island Heights | 1.67% | 2.07% | 2.07% | 2.07% | 2.07% |
| Jackson | 2.56% | 2.56% | 2.58% | 2.63% | 2.64% |
| Jackson Township | 2.56% | 2.57% | 2.58% | 2.58% | 2.63% |
| Lakehurst | 2.13% | 2.13% | 2.13% | 2.13% | 2.13% |
| Lakewood | 2.36% | 2.36% | 2.36% | 2.36% | 2.36% |
| Lanoka Harbor | 2.32% | 2.37% | 2.37% | 2.37% | 2.37% |
| Lavallette | 0.92% | 0.92% | 1.73% | 1.73% | 1.73% |
| Little Egg Harbor | 2.82% | 2.84% | 2.84% | 2.89% | 2.89% |
| Little Egg Harbor Twp | 2.76% | 2.83% | 2.83% | 2.84% | 2.89% |
| Long Beach Township | 0.89% | 0.89% | 0.89% | 0.89% | 0.89% |
| Manahawkin | 2.45% | 2.46% | 2.46% | 2.46% | 2.46% |
| Manchester | 2.17% | 2.33% | 2.33% | 2.33% | 2.33% |
| Manchester Township | 2.25% | 2.33% | 2.33% | 2.33% | 2.33% |
| Mantoloking | 0.82% | 0.82% | 2.46% | 2.46% | 2.46% |
| New Egypt | 2.79% | 2.90% | 2.90% | 2.90% | 2.90% |
| Normandy Beach | 1.73% | 1.73% | 1.73% | 1.73% | 2.45% |
| Ocean Gate | 1.38% | 1.45% | 1.52% | 1.60% | 1.70% |
| Pine Beach | 1.73% | 1.75% | 1.75% | 1.75% | 2.32% |
| Point Pleasant Beach | 1.66% | 1.67% | 1.67% | 1.67% | 2.19% |
| Point Pleasant Boro | 2.19% | 2.19% | 2.19% | 2.19% | 2.19% |
| Seaside Heights | 1.73% | 1.73% | 1.73% | 2.63% | 2.63% |
| Seaside Park | 1.61% | 1.61% | 1.61% | 2.32% | 2.32% |
| Ship Bottom | 1.15% | 1.15% | 1.15% | 1.15% | 1.15% |
| Surf City | 1.00% | 1.00% | 1.00% | 1.01% | 1.01% |
| Toms River | 1.73% | 1.73% | 1.73% | 2.32% | 2.32% |
| Tuckerton | 2.73% | 2.82% | 2.82% | 2.84% | 2.84% |
| Waretown | 1.22% | 1.28% | 1.34% | 1.40% | 1.48% |
| West Creek | 2.46% | 2.46% | 2.46% | 2.74% | 2.74% |
| Whiting | 2.09% | 2.33% | 2.33% | 2.33% | 2.33% |
| Accomac | N/A | N/A | N/A | N/A | N/A |
| Farmingdale | N/A | N/A | N/A | N/A | N/A |
| Loveladies | N/A | N/A | N/A | N/A | N/A |
| Millstone Township | N/A | N/A | N/A | N/A | N/A |
| Ortley Beach | N/A | N/A | N/A | N/A | N/A |
| South Seaside Park | N/A | N/A | N/A | N/A | N/A |
| Totowa | N/A | N/A | N/A | N/A | N/A |
| Warren Grove | N/A | N/A | N/A | N/A | N/A |
| Washingtonville | 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 Board of Taxation 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:
In Ocean County, assessment notices are sent in the spring each year. They'll typically reach your mailbox by the middle of February.
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 $6,412, compared with the national median property tax bill of $2,400. Tax bills range significantly across the county, and Bay Head has the highest median home price at $1,100,700.
Property Tax Assessment Values Across Ocean County, New Jersey
Source: Ownwell
$105,700
$603,200
$1,100,700
Median Ocean County Market Value
$288,500
Median New Jersey Market Value
$288,200
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 | $147,900 | $188,600 | $259,400 | $309,200 | $371,460 |
| Barnegat Light | $477,570 | $594,275 | $734,500 | $942,950 | $1,320,040 |
| Bay Head | $683,700 | $858,500 | $1,100,700 | $1,727,500 | $3,344,500 |
| Bayville | $180,800 | $210,825 | $264,400 | $358,350 | $439,090 |
| Beach Haven | $502,000 | $690,675 | $933,550 | $1,285,825 | $1,872,920 |
| Beachwood | $155,800 | $175,400 | $199,300 | $235,500 | $298,000 |
| Berkeley | $95,800 | $101,200 | $105,700 | $114,800 | $131,040 |
| Brick | $137,700 | $186,400 | $249,600 | $313,700 | $429,000 |
| Cream Ridge | $173,040 | $207,075 | $267,950 | $348,825 | $402,710 |
| Forked River | $156,400 | $190,800 | $243,550 | $345,375 | $445,260 |
| Freehold | $449,780 | $495,100 | $568,400 | $608,300 | $645,340 |
| Harvey Cedars | $632,830 | $761,475 | $997,150 | $1,396,000 | $1,834,000 |
| Howell | $250,220 | $256,800 | $275,700 | $287,900 | $314,000 |
| Island Heights | $248,600 | $303,375 | $390,300 | $557,025 | $948,950 |
| Jackson | $199,800 | $246,300 | $306,800 | $409,500 | $500,150 |
| Jackson Township | $105,100 | $171,600 | $403,100 | $474,850 | $562,100 |
| Lakehurst | $186,230 | $200,625 | $229,550 | $282,600 | $358,730 |
| Lakewood | $85,800 | $190,300 | $349,400 | $510,575 | $646,830 |
| Lanoka Harbor | $181,100 | $215,375 | $277,800 | $380,200 | $491,650 |
| Lavallette | $403,100 | $514,900 | $686,800 | $952,550 | $1,319,650 |
| Little Egg Harbor | $91,390 | $117,325 | $179,050 | $216,050 | $324,530 |
| Little Egg Harbor Twp | $110,400 | $145,600 | $190,700 | $258,200 | $325,200 |
| Long Beach Township | $652,700 | $800,400 | $1,061,600 | $1,435,800 | $2,010,780 |
| Manahawkin | $167,200 | $209,300 | $268,900 | $357,650 | $454,140 |
| Manchester | $118,700 | $139,150 | $170,900 | $240,100 | $303,900 |
| Manchester Township | $239,520 | $268,900 | $311,500 | $343,200 | $381,740 |
| Mantoloking | $562,300 | $705,100 | $1,037,000 | $1,808,100 | $3,107,200 |
| New Egypt | $157,760 | $202,850 | $286,600 | $368,300 | $419,680 |
| Normandy Beach | $541,380 | $750,300 | $935,450 | $1,099,525 | $1,425,700 |
| Ocean Gate | $265,440 | $309,700 | $365,300 | $453,100 | $617,040 |
| Pine Beach | $247,600 | $305,000 | $364,600 | $460,650 | $579,500 |
| Point Pleasant Beach | $277,400 | $375,725 | $493,300 | $648,900 | $847,550 |
| Point Pleasant Boro | $250,000 | $281,500 | $333,500 | $444,900 | $618,640 |
| Seaside Heights | $166,110 | $252,950 | $426,000 | $639,225 | $833,950 |
| Seaside Park | $253,660 | $390,500 | $537,650 | $701,175 | $874,740 |
| Ship Bottom | $383,480 | $481,750 | $607,900 | $834,050 | $1,115,940 |
| Surf City | $549,240 | $602,650 | $729,600 | $1,020,450 | $1,390,360 |
| Toms River | $120,800 | $156,200 | $278,000 | $397,300 | $575,430 |
| Tuckerton | $132,840 | $169,500 | $209,300 | $272,400 | $347,300 |
| Waretown | $249,720 | $322,100 | $476,900 | $585,700 | $659,480 |
| West Creek | $148,260 | $195,200 | $273,200 | $365,300 | $442,680 |
| Whiting | $82,820 | $92,100 | $124,300 | $218,600 | $325,700 |
| Accomac | N/A | N/A | N/A | N/A | N/A |
| Farmingdale | N/A | N/A | N/A | N/A | N/A |
| Loveladies | N/A | N/A | N/A | N/A | N/A |
| Millstone Township | N/A | N/A | N/A | N/A | N/A |
| Ortley Beach | N/A | N/A | N/A | N/A | N/A |
| South Seaside Park | N/A | N/A | N/A | N/A | N/A |
| Totowa | N/A | N/A | N/A | N/A | N/A |
| Warren Grove | N/A | N/A | N/A | N/A | N/A |
| Washingtonville | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Ocean County, New Jersey
Property tax bills in Ocean County are based on the assessed value of a home and the local tax rate set by taxing authorities. When a property’s assessed value rises, the tax bill usually rises as well, especially if local rates remain steady. For homeowners, this means the amount owed can change from year to year even if the home has not been sold.
The county’s median home price is $288,500, and tax bills vary widely across the area. The 25th percentile tax bill is $4,552, while the 75th percentile reaches $8,965. At the high end, the 90th percentile tax bill is $12,394. Some communities see much higher bills, including Mantoloking with a highest median tax bill of $20,458, while Berkeley has a lowest median tax bill of $2,422. Compared with the national median property tax bill of $2,400, Ocean County homeowners often face substantially higher costs.
Median Ocean County Tax Bill
$6,412
Median New Jersey Tax Bill
$8,638
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 | $4,052 | $5,260 | $7,260 | $8,669 | $10,101 |
| Barnegat Light | $4,671 | $5,488 | $6,654 | $8,688 | $12,094 |
| Bay Head | $6,672 | $8,420 | $10,694 | $16,539 | $32,475 |
| Bayville | $4,138 | $4,834 | $6,083 | $8,237 | $10,045 |
| Beach Haven | $5,427 | $7,094 | $9,580 | $13,145 | $18,127 |
| Beachwood | $4,240 | $4,772 | $5,422 | $6,359 | $7,780 |
| Berkeley | $2,131 | $2,248 | $2,422 | $2,627 | $2,960 |
| Brick | $3,388 | $4,573 | $6,131 | $7,695 | $10,460 |
| Cream Ridge | $5,018 | $5,968 | $7,671 | $9,906 | $11,565 |
| Forked River | $3,664 | $4,494 | $5,739 | $8,139 | $10,507 |
| Freehold | $11,852 | $13,046 | $14,977 | $16,029 | $17,005 |
| Harvey Cedars | $6,155 | $7,390 | $9,687 | $13,712 | $18,079 |
| Howell | $6,220 | $6,384 | $6,827 | $7,157 | $7,806 |
| Island Heights | $4,863 | $6,274 | $7,980 | $10,868 | $17,383 |
| Jackson | $5,183 | $6,403 | $7,950 | $10,560 | $12,875 |
| Jackson Township | $2,714 | $4,431 | $10,408 | $12,170 | $14,281 |
| Lakehurst | $4,027 | $4,279 | $4,885 | $5,950 | $7,592 |
| Lakewood | $1,983 | $4,470 | $8,153 | $11,957 | $15,118 |
| Lanoka Harbor | $4,271 | $5,086 | $6,529 | $8,969 | $11,523 |
| Lavallette | $5,568 | $7,377 | $9,791 | $13,226 | $17,246 |
| Little Egg Harbor | $2,599 | $3,386 | $4,894 | $5,784 | $9,210 |
| Little Egg Harbor Twp | $3,089 | $4,093 | $5,358 | $7,283 | $9,224 |
| Long Beach Township | $5,865 | $7,136 | $9,441 | $12,769 | $17,836 |
| Manahawkin | $4,097 | $5,132 | $6,590 | $8,754 | $11,139 |
| Manchester | $2,607 | $3,178 | $3,928 | $5,542 | $7,030 |
| Manchester Township | $5,526 | $6,205 | $7,207 | $7,966 | $8,865 |
| Mantoloking | $11,002 | $15,023 | $20,458 | $30,305 | $42,440 |
| New Egypt | $4,540 | $5,806 | $8,134 | $10,640 | $12,085 |
| Normandy Beach | $10,099 | $13,686 | $16,907 | $20,441 | $24,679 |
| Ocean Gate | $3,842 | $4,505 | $5,581 | $7,263 | $9,893 |
| Pine Beach | $4,857 | $5,565 | $6,593 | $8,354 | $10,164 |
| Point Pleasant Beach | $5,445 | $6,653 | $8,325 | $10,831 | $14,133 |
| Point Pleasant Boro | $5,465 | $6,147 | $7,277 | $9,714 | $13,452 |
| Seaside Heights | $4,256 | $6,076 | $8,679 | $11,585 | $14,926 |
| Seaside Park | $4,892 | $7,210 | $9,654 | $12,172 | $15,593 |
| Ship Bottom | $4,440 | $5,601 | $7,014 | $9,595 | $12,747 |
| Surf City | $5,513 | $6,049 | $7,309 | $10,217 | $13,900 |
| Toms River | $2,615 | $3,344 | $5,056 | $7,043 | $9,998 |
| Tuckerton | $3,683 | $4,741 | $5,867 | $7,676 | $9,799 |
| Waretown | $3,422 | $4,367 | $6,562 | $7,870 | $8,910 |
| West Creek | $3,746 | $5,043 | $6,962 | $9,130 | $10,965 |
| Whiting | $1,765 | $2,113 | $2,880 | $5,082 | $7,550 |
| Accomac | N/A | N/A | N/A | N/A | N/A |
| Farmingdale | N/A | N/A | N/A | N/A | N/A |
| Loveladies | N/A | N/A | N/A | N/A | N/A |
| Millstone Township | N/A | N/A | N/A | N/A | N/A |
| Ortley Beach | N/A | N/A | N/A | N/A | N/A |
| South Seaside Park | N/A | N/A | N/A | N/A | N/A |
| Totowa | N/A | N/A | N/A | N/A | N/A |
| Warren Grove | N/A | N/A | N/A | N/A | N/A |
| Washingtonville | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | April 1 |
Links | |
|---|---|
| Ocean Tax Assessor | |
| Website | tax.co.ocean.nj.us |
Frequently Asked Property Tax Questions in Ocean County, New Jersey
How are property taxes calculated in Ocean County, New Jersey?
How do I appeal my property taxes in Ocean County, New Jersey?
What property tax exemptions are available in Ocean County, New Jersey?
When are property taxes due in Ocean County, New Jersey?
How can Ownwell help reduce my property taxes in Ocean County, New Jersey?
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