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. If you're already comparing financing options here, our Bergen County NJ mortgage broker page walks through how property tax escrow factors into your monthly payment math.
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:
- Gather 5-10 comparable sales
- Calculate implied value
- File appeal
- Attend hearing or settle
- 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 — I use real town tax rates for every calculation.