Bergen County property taxes are among the highest in the United States. On a $500K home, expect $12K-$18K/year depending on town — often more than your mortgage payment.
Bergen County Tax Rates by Tier (2026)
Lowest Tier (under 2.0%) | Town | Rate | |---|---| | Alpine | 1.76% | | Demarest | 1.84% | | Cresskill | 1.91% | | Old Tappan | 1.94% | | Tenafly | 2.00% |
Mid Tier (2.0%-2.5%) | Town | Rate | |---|---| | Paramus | 1.93% | | Wyckoff | 2.02% | | Glen Rock | 2.22% | | Ridgewood | 2.42% | | Franklin Lakes | 2.41% | | Mahwah | 2.45% |
High Tier (2.5%-3.0%) | Town | Rate | |---|---| | Fort Lee | 2.52% | | Englewood | 2.58% | | Hackensack | 2.70% | | Oradell | 2.68% |
Highest Tier (over 3.0%) | Town | Rate | |---|---| | Lodi | 3.05% | | Garfield | 3.12% | | Teaneck | 3.18% | | Bergenfield | 3.31% |
Real $600K Home Comparison
| Town | Annual Tax | Monthly | |---|---|---| | Alpine | $10,560 | $880 | | Paramus | $11,580 | $965 | | Ridgewood | $14,520 | $1,210 | | Hackensack | $16,200 | $1,350 | | Teaneck | $19,080 | $1,590 | | Bergenfield | $19,860 | $1,655 |
Same $600K home: Alpine vs Bergenfield = $9,300/year difference.
Affordability Impact
On $120K household income (28% DTI max = $2,800/mo housing): - Alpine: affordable home ~$470K - Bergenfield: affordable home ~$370K
Same income, $100K less house from town choice alone.
Tax Appeal Strategy
File with Bergen County Tax Board between January 1 and April 1: 1. Gather 5-10 comparable sales 2. Calculate implied value 3. File appeal 4. Attend hearing or settle 5. Success rate: ~15-25% with meaningful reductions
30-Year Cost Comparison
$600K home over 30 years: - Alpine: $316,800 in taxes - Ridgewood: $435,600 - Bergenfield: $595,800
Alpine vs Bergenfield = $279,000 savings over 30 years.
Bottom Line
Bergen County taxes are a major home-buying factor — often more important than interest rate. Choose your town wisely. A smart town choice saves $100K+ over 30 years.
[Bergen County pre-approval](/contact/) — I use real town tax rates for every calculation.