Mountainside, Union County, New Jersey Property Taxes
Property Taxes in Mountainside, New Jersey
Median Mountainside, New Jersey effective property tax rate: 1.99%, significantly lower than the national median of 1.02%, and lower than the New Jersey state median of 2.88%.
Median Mountainside, New Jersey home value: $577,600
Median annual Mountainside, New Jersey tax bill: $11,457, $9,057 higher than the national median property tax bill of $2,400.
How are property taxes in Union calculated?
Property taxes in Mountainside, 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 Mountainside's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Mountainside, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Mountainside, Union County, New Jersey Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
1.99%
Estimate Property Tax Bill
$11,494
$10,666
How Does the Mountainside Property Tax Calculator Work?
Use this Mountainside property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Mountainside's median effective tax rate of 1.99% — based on actual property records in Union County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local assessment district uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Mountainside's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.
Your bill may vary by ZIP code within Mountainside: rates range from 1.99% in 07092 to 1.99% in 07092, primarily due to differences in school district levies and local assessment districts.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Mountainside.
About Mountainside Property Taxes
About Property Taxes in Mountainside, Union, New Jersey
Mountainside’s median effective property tax rate of 1.99% 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 Mountainside. Homeowners in the 07092 ZIP code carry a median effective rate of 1.99%, while those in the same ZIP code pay 1.99%. 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 Mountainside you live in can make a meaningful difference to your annual tax bill.
Mountainside 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 Mountainside, 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 Mountainside'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 Mountainside Tax Rate
1.99%
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 Mountainside, Union County, New Jersey
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 07092 | 1.99% | 1.99% | 1.99% | 1.99% | 1.99% |
Source: Ownwell
Property Tax Assessment Values Across Mountainside, Union County, New Jersey
When examining property taxes in Mountainside, 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 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. For Mountainside, the median home price is $577,600, with a median tax bill of $11,457. Zip code 07092 has the highest median home price at $577,600.
Property Tax Assessment Values Across Mountainside, Union County, New Jersey
Source: Ownwell
$22,050
$381,925
$741,800
Median Mountainside Market Value
$577,600
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 Mountainside, Union County, New Jersey
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 07092 | $443,640 | $506,000 | $577,600 | $697,700 | $876,380 |
Source: Ownwell
Property Tax Bills Across Mountainside, Union County, New Jersey
Property tax bills in Mountainside are calculated by applying the local tax rate to a home’s assessed value, which is tied to the property’s market value. Local taxing authorities determine the assessment, and that figure is then used to set the bill each year. For homeowners, the amount owed depends on both the home’s value and the tax rate set by the municipality and county.
With a median home price of $577,600, property taxes in Mountainside are substantial. The median tax bill is $11,457, and bills commonly range from $10,045 at the 25th percentile to $13,793 at the 75th percentile, with the 90th percentile reaching $17,392. That is far above the national median property tax bill of $2,400 and reflects the heavier tax burden homeowners face in this area.
Because property taxes are based on assessed value, even small changes in valuation can affect what a homeowner pays.
Median Mountainside Tax Bill
$11,457
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 Mountainside, Union County, New Jersey
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 07092 | $8,792 | $10,045 | $11,457 | $13,793 | $17,392 |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | April 1 |
Links | |
|---|---|
| Union Tax Assessor | |
| Website | taxrecords-nj.com |