Nutley sits on the Bergen-Essex County border and offers one of Essex County's lower property tax rates at approximately 2.8%. Combined with a $555K median home price, Nutley is an underrated first-time buyer option.
Nutley Tax Rate
Effective rate: approximately 2.8% (2026)
Essex County context:
- Nutley: 2.80% (lowest in this tier)
- Bloomfield: 3.00%
- West Orange: 3.00%
- Montclair: 3.20%
- Maplewood: 3.40%
Real Dollar Examples
| Home Price | Annual Tax | Monthly |
|---|---|---|
| $400,000 | $11,200 | $933 |
| $500,000 | $14,000 | $1,167 |
| $555,000 | $15,540 | $1,295 |
| $650,000 | $18,200 | $1,517 |
Nutley median (~$555K) costs $1,295/month in taxes.
Why Nutley Is Underrated
- Lower tax rate than Bloomfield, West Orange, Montclair, Maplewood
- Bergen/Essex border — access to both county's amenities
- NJ Transit bus to NYC (25, 29, 74, 144 routes)
- Walkable downtown along Franklin Avenue
- NJHMFA Gold tier (Essex County) — $17K DPA available
- Diverse housing — capes, colonials, split-levels from $400K-$700K
Nutley vs Neighbors
| Town | Median | Rate | Monthly Tax | Total PITI (FHA, median) |
|---|---|---|---|---|
| Nutley | $555K | 2.80% | $1,295 | ~$4,778 |
| Bloomfield | $515K | 3.00% | $1,288 | ~$4,571 |
| Belleville | $480K | 2.70% | $1,080 | ~$4,243 |
| Montclair | $925K | 3.20% | $2,467 | ~$7,949 |
Nutley is more expensive than Bloomfield or Belleville but offers a slightly more established feel and lower tax rate per dollar.
NJHMFA in Nutley
Nutley is in Essex County (Gold tier NJHMFA). The median ($555K) is near or slightly above NJHMFA purchase limits depending on the program year. Homes in the $400K-$500K range are strong NJHMFA candidates.
Bottom Line
Nutley's 2.8% rate is Essex County's lowest among comparable towns. Combined with the Bergen border location, walkable downtown, and Gold tier NJHMFA eligibility on lower-priced homes, it's a smart pick for buyers who want Essex County quality at a lower tax burden.
Nutley pre-approval — real numbers with the 2.8% rate.