Livingston is one of Essex County's premier school towns — consistently ranked in NJ's top 20. The 2.9% property tax rate reflects that investment. Here's what buyers need to know.
Livingston Tax Rate
Effective rate: approximately 2.9% (2026)
Real Dollar Examples
| Home Price | Annual Tax | Monthly | |---|---|---| | $600,000 | $17,400 | $1,450 | | $750,000 | $21,750 | $1,813 | | $840,000 | $24,360 | $2,030 | | $1,000,000 | $29,000 | $2,417 |
Livingston median (~$840K) costs $2,030/month in taxes.
Livingston vs Other Premium Essex Towns
| Town | Median | Rate | Monthly Tax (median) | |---|---|---|---| | Livingston | $840K | 2.9% | $2,030 | | Montclair | $925K | 3.2% | $2,467 | | West Orange | $625K | 3.0% | $1,563 | | Millburn | $1.35M | 2.1% | $2,363 |
Livingston offers premium schools at a lower tax-per-dollar than Montclair, though the home prices are comparable.
Is Livingston a Good Value?
For families prioritizing schools: Yes. Livingston High School is top-20 NJ. The 2.9% rate is lower than Montclair (3.2%) and South Orange (3.4%).
For first-time buyers: Challenging. The $840K median exceeds NJHMFA purchase limits. You'll need conventional financing or FHA without NJHMFA stacking.
For the Bergen County comparison: Ridgewood (2.42%, $875K median) offers similar school quality at a lower tax rate but similar home prices. Livingston's lower home prices vs Ridgewood partially compensate for the higher rate.
Bottom Line
Livingston delivers premium Essex County schools at a 2.9% rate — lower than Montclair or Maplewood. Entry prices are high ($840K median) but the tax efficiency is better than most premium Essex towns.
[Livingston pre-approval](/contact/) — real monthly numbers with 2.9% rate factored in.