Cranford, Union County, New Jersey Property Taxes
Property Taxes in Cranford, New Jersey
Median Cranford, New Jersey effective property tax rate: 6.67%, significantly higher than the national median of 1.02%, and higher than the New Jersey state median of 2.88%.
Median Cranford, New Jersey home value: $185,200
Median annual Cranford, New Jersey tax bill: $12,181, $9,781 higher than the national median property tax bill of $2,400.
How are property taxes in Union calculated?
Property taxes in Cranford, New Jersey 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 Cranford's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Cranford, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Cranford, Union County, New Jersey Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
6.67%
Estimate Property Tax Bill
$12,353
$11,463
How Does the Cranford Property Tax Calculator Work?
Use this Cranford property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Cranford's median effective tax rate of 6.67% — based on actual property records in Union County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local assessment system uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Cranford's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.
Cranford's property tax burden is higher than New Jersey's 2.88% median tax rate and higher than the national median property tax rate of 1.02%. The median property tax bill is $12,181, which is $9,781 higher than the state median tax bill and well above the national median property tax bill of $2,400.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Cranford.
About Cranford Property Taxes
About Property Taxes in Cranford, Union, New Jersey
Cranford’s median effective property tax rate of 6.67% is higher than the New Jersey state median of 2.88% and higher than the national median of 1.02%. This rate reflects the Union County base levy combined with local school district levies and special assessment districts that vary by subdivision throughout the city.
Property tax rates are not uniform across Cranford. Homeowners in the 07016 ZIP code carry a median effective rate of 6.67%, while those in the lowest ZIP also pay 6.67%. This spread — 0 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Union County. Understanding which part of Cranford you live in can make a meaningful difference to your annual tax bill.
Cranford homeowners who believe their assessed value is too high can file a formal appeal with the local Tax Assessor before the April 1, 2026 deadline each year.
If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.
Property Tax Rates Across Cranford, Union County, New Jersey
As noted earlier, local government entities set tax rates, which can vary widely within a state.
Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.
While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.
Below, you can compare Cranford's effective property tax rate to other cities in New Jersey and the median property tax rates in New Jersey and the U.S.
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 Cranford Tax Rate
6.67%
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 Union County Tax Rate
6.67%
Median Effective New Jersey Tax Rate
2.88%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Cranford, Union County, New Jersey
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 07016 | 6.67% | 6.67% | 6.67% | 6.67% | 6.67% |
Source: Ownwell
Property Tax Assessment Values Across Cranford, Union County, New Jersey
When examining property taxes in Cranford, New Jersey, 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 Union County tax assessor 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 Union County, assessment notices are sent in February 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. For example, the median home price in Cranford is $185,200, with tax bills ranging significantly across the county. 07016 has the highest median home price at $185,200.
Property Tax Assessment Values Across Cranford, Union County, New Jersey
Source: Ownwell
$22,050
$381,925
$741,800
Median Cranford Market Value
$185,200
Median Union County Market Value
$177,800
Median New Jersey Market Value
$288,200
Median United States Market Value
$235,294
Property Tax Assessment Values Across Cranford, Union County, New Jersey
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 07016 | $125,000 | $154,900 | $185,200 | $221,600 | $263,900 |
Source: Ownwell
Property Tax Bills Across Cranford, Union County, New Jersey
How are property tax bills calculated in Cranford?
Property tax bills in Cranford are based on a home’s assessed value and the local tax rate set by taxing authorities. The assessed value is compared with the market value of the property, and that figure is used to determine the bill. Factors such as location, home characteristics, and local budgets all play a role in how much a homeowner owes.
What do Cranford homeowners pay?
The median home price in Cranford is $185,200, and the median property tax bill is $12,181 in ZIP code 07016. That is far above the $2,400 national median property tax bill and well above the 1.02% national median property tax rate. Bills can vary widely, with the 25th percentile at $10,194, the 75th percentile at $14,547, and the 90th percentile at $17,188.
How does this affect homeowners?
Higher assessed values and local tax rates can make property taxes a major part of housing costs. For many Cranford homeowners, even small changes in assessed value can have a meaningful impact on the annual bill.
Median Cranford Tax Bill
$12,181
Median Union County Tax Bill
$10,725
Median New Jersey Tax Bill
$8,638
Median United States Tax Bill
$2,400
Property Tax Bills Across Cranford, Union County, New Jersey
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 07016 | $8,140 | $10,194 | $12,181 | $14,547 | $17,188 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | April 1 |
Links | |
|---|---|
| Union Tax Assessor | |
| Website | taxrecords-nj.com |