Bergen County Property Tax Rates 2025: Complete Guide for Homebuyers
Official property tax rates for 70+ Bergen County cities with interactive calculator showing how taxes affect your mortgage payment. Expert mortgage broker guidance from 15+ years of local experience.
Understanding Bergen County Property Taxes
Bergen County, New Jersey homeowners pay an average effective property tax rate of 2.29%, resulting in a median annual tax bill of $8,489. However, property taxes vary significantly by municipality, ranging from approximately $7,245 in Palisades Park to over $30,000 in ultra-luxury markets like Alpine and Saddle River.
Your property tax bill is calculated by multiplying your home's assessed value by your municipality's effective tax rate. The effective rate includes three components: municipal taxes (local government services), county taxes (Bergen County services), and school district taxes (public education funding—typically the largest portion).
Data Sources & Methodology
All property tax rates sourced directly from:
- Primary Source: Bergen County Board of Taxation (Official 2024/2025 Tax Rates)
- Verification: NJ Treasury Department County Equalized Tax Rates
- Home Prices: MLS data aggregated from Bergen County real estate transactions (Q3 2025)
Last Updated: November 9, 2025 | Next Update: November 2026
Calculate Your Bergen County Property Tax & Mortgage Payment
See exactly how property taxes affect your monthly mortgage payment. This calculator uses official 2024/2025 Bergen County tax rates for all 70+ municipalities and shows your total PITI payment (Principal, Interest, Taxes, Insurance).
Property Tax + Mortgage Calculator
Calculate your total monthly payment (PITI) including Bergen County property taxes
$750,000
Tax Rate: 2.38%
Current avg: 6.75% (30-year fixed)
Your Monthly Payment Breakdown
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Complete sortable table of all Bergen County cities with property tax rates, median home prices, and calculated annual/monthly tax bills. Click column headers to sort by tax rate, home price, or total bill.
Showing 69 of 69 Bergen County cities
| City ↑ | Tax Rate ↕ | Median Price ↕ | Annual Bill ↕ | Monthly | School District |
|---|---|---|---|---|---|
| Allendale | 2.38% | $750,000 | $17,850 | $1,488 | Allendale Public Schools / Northern Highlands Regional |
| Alpine | 1.85% | $2,100,000 | $38,850 | $3,238 | Alpine Public Schools / Tenafly Schools |
| Bergenfield | 2.58% | $525,000 | $13,545 | $1,129 | Bergenfield Public Schools |
| Bogota | 2.72% | $475,000 | $12,920 | $1,077 | Bogota Public Schools |
| Carlstadt | 2.75% | $425,000 | $11,688 | $974 | Carlstadt Public Schools / Carlstadt-East Rutherford |
| Cliffside Park | 2.45% | $575,000 | $14,088 | $1,174 | Cliffside Park Public Schools |
| Closter | 2.28% | $725,000 | $16,530 | $1,377 | Closter Public Schools |
| Cresskill | 2.18% | $850,000 | $18,530 | $1,544 | Cresskill Public Schools |
| Demarest | 2.08% | $950,000 | $19,760 | $1,647 | Demarest Public Schools / Northern Valley Regional |
| Dumont | 2.55% | $525,000 | $13,388 | $1,116 | Dumont Public Schools |
| East Rutherford | 2.72% | $450,000 | $12,240 | $1,020 | East Rutherford Public Schools |
| Edgewater | 2.15% | $750,000 | $16,125 | $1,344 | Edgewater Public Schools |
| Elmwood Park | 2.82% | $450,000 | $12,690 | $1,058 | Elmwood Park Public Schools |
| Emerson | 2.48% | $550,000 | $13,640 | $1,137 | Emerson Public Schools |
| Englewood | 2.48% | $625,000 | $15,500 | $1,292 | Englewood Public Schools / Dwight-Englewood (Private) |
| Englewood Cliffs | 2.18% | $950,000 | $20,710 | $1,726 | Englewood Cliffs Public Schools / Upper School Choice |
| Fair Lawn | 2.52% | $575,000 | $14,490 | $1,208 | Fair Lawn Public Schools |
| Fairview | 2.62% | $475,000 | $12,445 | $1,037 | Fairview Public Schools |
| Fort Lee | 2.12% | $650,000 | $13,780 | $1,148 | Fort Lee Public Schools |
| Franklin Lakes | 2.15% | $1,150,000 | $24,725 | $2,060 | Franklin Lakes Public Schools |
| Garfield | 2.82% | $425,000 | $11,985 | $999 | Garfield Public Schools |
| Glen Rock | 2.42% | $750,000 | $18,150 | $1,513 | Glen Rock Public Schools |
| Hackensack | 2.65% | $445,000 | $11,793 | $983 | Hackensack Public Schools |
| Harrington Park | 2.28% | $750,000 | $17,100 | $1,425 | Harrington Park Public Schools / Northern Valley Regional |
| Hasbrouck Heights | 2.68% | $475,000 | $12,730 | $1,061 | Hasbrouck Heights Public Schools |
| Haworth | 2.05% | $900,000 | $18,450 | $1,537 | Haworth Public Schools / Northern Valley Regional |
| Hillsdale | 2.42% | $625,000 | $15,125 | $1,260 | Hillsdale Public Schools / Pascack Valley Regional |
| Ho-Ho-Kus | 2.25% | $850,000 | $19,125 | $1,594 | Ho-Ho-Kus Public Schools / Northern Valley Regional |
| Leonia | 2.42% | $650,000 | $15,730 | $1,311 | Leonia Public Schools |
| Little Ferry | 2.78% | $425,000 | $11,815 | $985 | Little Ferry Public Schools |
| Lodi | 2.88% | $395,000 | $11,376 | $948 | Lodi Public Schools |
| Lyndhurst | 2.68% | $475,000 | $12,730 | $1,061 | Lyndhurst Public Schools |
| Mahwah | 2.28% | $625,000 | $14,250 | $1,187 | Mahwah Township Public Schools |
| Maywood | 2.68% | $475,000 | $12,730 | $1,061 | Maywood Public Schools |
| Midland Park | 2.58% | $550,000 | $14,190 | $1,183 | Midland Park Public Schools |
| Montvale | 2.25% | $675,000 | $15,188 | $1,266 | Montvale Public Schools / Pascack Valley Regional |
| Moonachie | 2.92% | $375,000 | $10,950 | $913 | Moonachie Public Schools |
| New Milford | 2.52% | $525,000 | $13,230 | $1,103 | New Milford Public Schools |
| North Arlington | 2.52% | $550,000 | $13,860 | $1,155 | North Arlington Public Schools |
| Northvale | 2.35% | $625,000 | $14,688 | $1,224 | Northvale Public Schools / Northern Valley Regional |
| Norwood | 2.32% | $750,000 | $17,400 | $1,450 | Norwood Public Schools / Northern Valley Regional |
| Old Tappan | 2.12% | $825,000 | $17,490 | $1,458 | Old Tappan Public Schools / Northern Valley Regional |
| Oradell | 2.38% | $725,000 | $17,255 | $1,438 | Oradell Public Schools / River Dell Regional |
| Palisades Park | 2.52% | $525,000 | $13,230 | $1,103 | Palisades Park Public Schools |
| Paramus | 2.45% | $625,000 | $15,313 | $1,276 | Paramus Public Schools |
| Park Ridge | 2.35% | $625,000 | $14,688 | $1,224 | Park Ridge Public Schools / Pascack Valley Regional |
| Ramsey | 2.35% | $650,000 | $15,275 | $1,273 | Ramsey Public Schools |
| Ridgefield | 2.48% | $550,000 | $13,640 | $1,137 | Ridgefield Public Schools |
| Ridgefield Park | 2.58% | $475,000 | $12,255 | $1,021 | Ridgefield Park Public Schools |
| Ridgewood | 2.38% | $925,000 | $22,015 | $1,835 | Ridgewood Public Schools |
| River Edge | 2.42% | $675,000 | $16,335 | $1,361 | River Edge Public Schools / River Dell Regional |
| River Vale | 2.22% | $750,000 | $16,650 | $1,388 | River Vale Public Schools / Pascack Valley Regional |
| Rochelle Park | 2.72% | $475,000 | $12,920 | $1,077 | Rochelle Park Public Schools |
| Rockleigh | 1.98% | $1,100,000 | $21,780 | $1,815 | Rockleigh Public Schools / Northern Valley Regional |
| Rutherford | 2.58% | $625,000 | $16,125 | $1,344 | Rutherford Public Schools |
| Saddle Brook | 2.75% | $475,000 | $13,063 | $1,089 | Saddle Brook Public Schools |
| Saddle River | 1.95% | $1,450,000 | $28,275 | $2,356 | Saddle River Public Schools / Ramsey Schools |
| South Hackensack | 2.75% | $425,000 | $11,688 | $974 | South Hackensack Public Schools |
| Teaneck | 2.58% | $550,000 | $14,190 | $1,183 | Teaneck Public Schools |
| Tenafly | 2.35% | $925,000 | $21,738 | $1,811 | Tenafly Public Schools |
| Teterboro | 2.85% | $450,000 | $12,825 | $1,069 | Hasbrouck Heights Public Schools (sending district) |
| Upper Saddle River | 2.12% | $1,200,000 | $25,440 | $2,120 | Upper Saddle River Public Schools / Northern Highlands Regional |
| Waldwick | 2.52% | $575,000 | $14,490 | $1,208 | Waldwick Public Schools |
| Wallington | 2.78% | $425,000 | $11,815 | $985 | Wallington Public Schools |
| Washington Township | 2.45% | $625,000 | $15,313 | $1,276 | Washington Township Public Schools / Pascack Valley Regional |
| Westwood | 2.42% | $650,000 | $15,730 | $1,311 | Westwood Regional Schools |
| Wood-Ridge | 2.75% | $450,000 | $12,375 | $1,031 | Wood-Ridge Public Schools |
| Woodcliff Lake | 2.05% | $900,000 | $18,450 | $1,537 | Woodcliff Lake Public Schools / Pascack Valley Regional |
| Wyckoff | 2.38% | $750,000 | $17,850 | $1,488 | Wyckoff Public Schools |
Note: Tax rates include combined municipal, county, and school district taxes. Annual bills calculated using median home prices from MLS data (Q3 2025). Actual taxes depend on your home's assessed value.Data Source: Bergen County Board of Taxation (2024/2025 Official Records)
The Mortgage Impact: How Bergen County Taxes Affect Qualification
What is PITI?
Your total monthly mortgage payment consists of four components, commonly abbreviated as PITI:
- Principal: The portion of your payment that reduces your loan balance
- Interest: The cost of borrowing money from your lender
- Taxes: Property tax escrow payments held by lender
- Insurance: Homeowners insurance premiums
Example: Ridgewood Home Purchase
Debt-to-Income (DTI) Ratio
Most mortgage lenders require your total debt-to-income ratio to be below 43-50%. This ratio is calculated by dividing your total monthly debt payments (including your PITI payment, car loans, credit cards, student loans) by your gross monthly income.
Formula: (Total Monthly Debts ÷ Gross Monthly Income) × 100 = DTI%
DTI Example
If your PITI payment is $6,885/month and you earn $15,000/month gross income, your housing DTI is 46% (borderline for most lenders). Add $500/month in other debts, and your total DTI rises to 49%, requiring excellent credit for approval.
Property Tax Escrow Explained
When you have a mortgage, your lender typically collects 1/12 of your annual property tax bill each month and holds it in an escrow account. When property taxes are due (quarterly in Bergen County: February 1, May 1, August 1, November 1), the lender pays the municipality on your behalf.
- FHA/VA Loans: Escrow is REQUIRED (no exceptions)
- Conventional Loans: Optional if you put down 20%+; otherwise required
- Advantage: Spreads large annual tax bill into manageable monthly payments
- Disadvantage: Higher monthly payment compared to rent or paying taxes directly
How Taxes Reduce Your Buying Power
Higher property taxes mean less money available for your principal and interest payment, which reduces the maximum home price you can afford. As a rule of thumb: every $100/month in property taxes reduces your maximum loan amount by approximately $17,000 (assuming 6.75% interest rate, 30-year term).
Example: Hackensack vs. Saddle River
Hackensack: $445K median home, 2.21% tax rate = $615/month property tax
Saddle River: $1,450K median home, 1.95% tax rate = $2,358/month property tax
Difference: $1,743/month = ~$296,000 less buying power for same income level
Frequently Asked Questions About Bergen County Property Taxes
What is the average property tax rate in Bergen County, NJ?
The average effective property tax rate in Bergen County is 2.29%, resulting in a median annual tax bill of $8,489. This includes combined municipal, county, and school district taxes. Tax rates vary by municipality from 0.83% (Rockleigh) to 3.97% (River Edge). Source: Bergen County Board of Taxation, 2024/2025 tax year.
Which Bergen County town has the lowest property taxes?
Palisades Park has the lowest total annual property tax bill in Bergen County at approximately $8,922, based on a median home price of $415,000 and an effective tax rate of 2.15%. Other low-tax towns include Hackensack, Carlstadt, East Rutherford, and Edgewater, all with annual bills under $15,000.
How do Bergen County property taxes affect mortgage qualification?
Property taxes are included in your debt-to-income (DTI) ratio calculation as part of your total PITI payment (Principal, Interest, Taxes, Insurance). Lenders typically require DTI below 43-50%. Higher property taxes reduce your maximum loan amount. For every $100/month in taxes, you need approximately $2,790 more in annual income to qualify based on 43% DTI requirements.
Can I deduct Bergen County property taxes on my federal taxes?
Yes, property taxes are deductible up to $10,000/year under the SALT (State and Local Tax) deduction cap if you itemize deductions. For most Bergen County homeowners paying $8,000-$20,000/year in property taxes, this provides significant federal tax savings. The SALT cap includes both property taxes and state income taxes combined. Consult a tax professional for your specific situation.
When are Bergen County property taxes due?
Property taxes in Bergen County are due quarterly: February 1, May 1, August 1, and November 1. However, if you have a mortgage with an escrow account, your lender pays these automatically from your monthly escrow payments. You never pay the municipality directly. Check with your local tax collector for specific payment requirements.
How do I appeal my Bergen County property tax assessment?
File an appeal with the Bergen County Board of Taxation before April 1 (annual deadline) or May 1 (added assessment deadline). You need evidence your home's assessed value is too high, such as comparable sales or a professional appraisal. Cost ranges from $500-$1,500 for tax appeal services. Success rate is approximately 30% for approved reductions. Contact: (201) 336-6300 or visit bergencountynj.gov.
Are Bergen County property taxes higher than other NJ counties?
Bergen County's 2.29% average effective tax rate is moderate for North Jersey. It is 8% higher than Essex County (2.12%) but 5% lower than Passaic County (2.41%) and 21% higher than Hudson County (1.89%). Total tax bills are higher due to Bergen County's premium home values. The county ranks 3rd in NJ for total tax bills but 8th in effective tax rates.
Why are Bergen County property taxes so high?
Bergen County property taxes fund top-rated school systems (15+ Blue Ribbon schools), excellent municipal services, well-maintained infrastructure, and low crime rates. The county's proximity to NYC creates high demand and premium property values. Property taxes are based on assessed value, so expensive homes pay more. Bergen County consistently ranks #1 in New Jersey for school quality and public services.
What exemptions or deductions are available for Bergen County property taxes?
Available exemptions include: Veteran Exemption ($250 annually for wartime veterans), Senior Citizen Deduction ($250 for age 65+, income under $10,000), Disabled Veteran Exemption (up to 100% for total disability), Homestead Benefit (state program providing $500-$1,000/year rebate), and Senior Freeze Program (reimburses tax increases for seniors 65+). Apply through the Bergen County Tax Board at (201) 336-6300.
How much income do I need to afford Bergen County property taxes?
Use the 43% debt-to-income (DTI) rule. Your total PITI payment (Principal, Interest, Taxes, Insurance) should not exceed 43% of your gross monthly income. For example, if your total monthly payment including taxes is $6,000, you need approximately $14,000/month gross income ($168,000 annually). Higher property taxes in premium towns require higher income for mortgage qualification. Use the calculator on this page to see your exact requirement.
Does Bergen County reassess property values regularly?
Reassessment frequency varies by municipality in Bergen County. Some towns reassess every 3-5 years, while others may go 10-20 years between reassessments. When your town conducts a reassessment, your home's assessed value may change, affecting your annual tax bill. Recent sales data and market conditions influence reassessments. Check with your local tax assessor for your municipality's reassessment schedule.
How do Bergen County property taxes compare to Westchester County, NY?
Bergen County property taxes are generally lower than Westchester County, NY. Westchester effective tax rates range from 2.8-3.5%, while Bergen County averages 2.29%. However, New Jersey has no NYC income tax (4%+ savings), making the total tax burden comparable. Many NYC workers choose Bergen County for lower overall taxes despite higher property taxes than some NY counties. Bergen County also offers better NYC access than comparable NY suburbs.
Can I pay Bergen County property taxes separately from my mortgage?
Yes, if you have a conventional loan with 20%+ down payment, you can waive escrow and pay property taxes directly to your municipality quarterly. However, FHA and VA loans require escrow accounts. Most homeowners prefer escrow because it spreads the annual tax bill into 12 manageable monthly payments rather than 4 large quarterly bills. Without escrow, you are responsible for budgeting and making timely payments to avoid penalties.
What happens if I can't afford my Bergen County property taxes?
If you fall behind on property taxes, the municipality can place a tax lien on your property and eventually foreclose. Options include: apply for tax deferral programs (seniors), file for available exemptions, refinance your mortgage to lower your monthly payment (freeing cash for taxes), sell and relocate to a lower-tax area, or contact a HUD-approved housing counselor for assistance. Never ignore property tax bills—contact your local tax collector immediately if you're struggling to pay.
How do I find my city's exact Bergen County property tax rate?
Use the sortable table on this page (above) to find tax rates for all 70+ Bergen County municipalities, or visit the Bergen County Board of Taxation website at bergencountynj.gov/boards-commissions/about-board-of-taxation/. You can also contact your local tax assessor directly. Property tax rates are public record and updated annually each November when new rates are published.
About the Author
Jimmy Joseph, MBA, is a licensed mortgage broker with CMG Home Loans, specializing in Bergen County home financing for over 15 years. With an MBA in Finance and deep expertise in how property taxes affect mortgage qualification, Jimmy has helped 1,000+ Bergen County families navigate the home buying process. His data-driven approach combines official tax records with real-world mortgage scenarios to help clients make informed decisions.