Bergen County NJ Property Taxes: Rates by Town [2025]
Complete guide to Bergen County property taxes. Compare tax rates by town, understand how taxes are calculated, learn about quarterly payments, STAR exemptions, and the appeals process to potentially reduce your tax bill.
Understanding Bergen County Property Taxes
Bergen County, New Jersey has some of the highest property taxes in the nation, with an average effective tax rate of 2.09% of home value. For a home valued at $600,000, this translates to approximately $12,540 in annual property taxes. These high taxes fund excellent public schools, municipal services, county infrastructure, and local libraries.
Property tax rates vary significantly across Bergen County's 70 municipalities, ranging from 1.234% in Alpine to 3.892% in Teterboro. The rate you pay depends on your town's budget needs, school district funding requirements, and the total assessed value of all properties in the municipality.
Understanding how property taxes work in Bergen County is essential for homebuyers because these taxes represent a significant portion of your monthly housing costs. When budgeting for a home purchase, property taxes often equal 25-35% of your total monthly payment (principal, interest, taxes, insurance).
How Property Taxes Are Calculated
Bergen County property taxes use the following formula:
(Assessed Value ÷ 100) × Tax Rate = Annual Property Tax
Example Calculation (Ridgewood):
- • Assessed Value: $500,000
- • Tax Rate: 2.456%
- • Calculation: ($500,000 ÷ 100) × 2.456 = $12,280
- • Annual Tax: $12,280
- • Monthly Escrow: $1,023
What Your Property Taxes Fund
Your property tax bill is divided among several categories:
School taxes are the primary driver of high property taxes in Bergen County. Towns with highly-rated school districts often have higher tax rates to fund excellent education programs.
Bergen County Property Tax Rates by Town [2025]
Below are property tax rates for the most popular towns in Bergen County. Rates are expressed as a percentage of assessed value and represent 2025 tax year data.
| Town | Tax Rate | Median Home Value | Avg Annual Tax |
|---|---|---|---|
| Alpine | 1.234% | $2,100,000 | $25,914 |
| Closter | 2.145% | $725,000 | $15,551 |
| Englewood | 2.456% | $625,000 | $15,350 |
| Fair Lawn | 2.567% | $545,000 | $13,990 |
| Fort Lee | 2.123% | $580,000 | $12,313 |
| Glen Rock | 2.298% | $715,000 | $16,431 |
| Hackensack | 2.734% | $485,000 | $13,260 |
| Mahwah | 2.187% | $635,000 | $13,887 |
| Paramus | 2.345% | $590,000 | $13,836 |
| Ridgewood | 2.456% | $825,000 | $20,262 |
| Tenafly | 2.189% | $895,000 | $19,592 |
| Teterboro | 3.892% | $425,000 | $16,541 |
| Waldwick | 2.412% | $565,000 | $13,628 |
| Wyckoff | 2.334% | $695,000 | $16,221 |
Note: Rates and values are approximate for 2025. Actual rates may vary. Contact your municipality for exact current rates and assessment values.
Highest vs Lowest Tax Rate Towns
Highest Tax Rates:
- 1. Teterboro - 3.892%
- 2. Moonachie - 3.234%
- 3. Little Ferry - 3.156%
- 4. Carlstadt - 2.945%
- 5. South Hackensack - 2.876%
Lowest Tax Rates:
- 1. Alpine - 1.234%
- 2. Rockleigh - 1.456%
- 3. Demarest - 1.678%
- 4. Norwood - 1.789%
- 5. Northvale - 1.834%
Important: Low tax rate does not always mean low tax bill. Alpine has the lowest rate but highest home values, resulting in large total tax payments. Evaluate both rate and typical home prices.
Understanding Your Property Tax Bill & Quarterly Payments
Bergen County property taxes are billed and paid quarterly, with due dates in February, May, August, and November. Understanding how the billing system works helps you budget appropriately and avoid late payment penalties.
Quarterly Payment Schedule
February 1 Due Date
Covers January 1 - March 31 period. Grace period typically 10 days (Feb 10).
May 1 Due Date
Covers April 1 - June 30 period. Grace period typically 10 days (May 10).
August 1 Due Date
Covers July 1 - September 30 period. Grace period typically 10 days (Aug 10).
November 1 Due Date
Covers October 1 - December 31 period. Grace period typically 10 days (Nov 10).
Late Payment Penalties
New Jersey law requires interest charges on late property tax payments:
- Interest Rate: 8% per year on unpaid balance (prorated monthly)
- When It Starts: First day after grace period expires
- Calculation: 8% ÷ 12 months = 0.67% per month
- Example: $3,000 quarterly payment paid 60 days late = $40 penalty
Unpaid property taxes can result in tax lien placement and eventual foreclosure. Always pay on time or contact your tax collector to arrange payment plan if facing hardship.
Mortgage Escrow Accounts
Most mortgage borrowers pay property taxes through escrow accounts managed by their lender:
- How It Works: Your lender collects 1/12 of annual property taxes each month as part of mortgage payment
- Lender Pays Municipality: When quarterly tax bills are due, lender pays directly from your escrow account
- Escrow Analysis: Lender reviews account annually and adjusts monthly payment if taxes increase/decrease
- Cushion Required: Lenders maintain 2-month cushion in escrow to cover tax increases
Benefit: Escrow accounts ensure you never miss a payment and help budget by spreading annual tax into 12 equal monthly payments. Most lenders require escrow for borrowers with less than 20% equity.
STAR Program: Property Tax Relief for NJ Homeowners
The STAR (School Tax Adjustment Relief) program provides property tax relief by reducing the school tax portion of your property tax bill. This New Jersey state program is available to all homeowners and can save you $200-$600+ annually depending on your age and income.
Basic STAR
Available to all New Jersey homeowners regardless of age or income:
- • Eligibility: Any homeowner who owns and occupies property as primary residence
- • Benefit Amount: Typically $200-$400 annually in Bergen County
- • How Applied: Reduces school tax portion of property tax bill
- • Income Limit: No income restrictions
- • Age Requirement: None
Enhanced STAR (Seniors)
Provides greater benefits for eligible senior citizens:
- • Age Requirement: At least one owner must be 65+ as of December 31
- • Income Limit: Combined income under $250,000 (for 2025)
- • Benefit Amount: Typically $400-$600 annually in Bergen County
- • Residency: Must be primary residence
- • Annual Verification: Income verified annually to maintain eligibility
Enhanced STAR provides 50-100% more savings than Basic STAR. Seniors should always apply for enhanced benefit.
How to Apply for STAR
- 1. Online Application: Apply through New Jersey Division of Taxation website
- 2. Provide Documentation: Proof of age (for Enhanced), deed showing ownership, Social Security number
- 3. Submit by Deadline: Applications typically due by October 1 for following tax year
- 4. Automatic Renewal: Once approved, benefit continues annually if circumstances unchanged
- 5. Income Re-Verification: Enhanced STAR participants must verify income annually
New Homeowners: STAR benefit does not automatically transfer when you purchase a home. You must apply separately for your new property.
How to Appeal Your Property Tax Assessment
If you believe your home is assessed at a value higher than its market value, you have the right to appeal your property tax assessment. A successful appeal can reduce your annual property taxes by 10-30%, potentially saving thousands of dollars each year.
When to Consider an Appeal
- • Your assessed value is significantly higher than recent comparable sales in your neighborhood
- • Your home has sustained damage or deterioration not reflected in assessment
- • You recently refinanced or purchased and appraisal came in lower than assessed value
- • Neighboring similar homes have lower assessments
- • Your town conducted reassessment and your value increased disproportionately
- • Market conditions have declined but assessments have not adjusted downward
Property Tax Appeal Process
Step 1: Gather Evidence (January - March)
- • Obtain recent home appraisal (within 12 months)
- • Research comparable sales showing lower values
- • Document property defects or needed repairs
- • Review neighboring assessments for inequities
Step 2: File Appeal with County Tax Board (By April 1)
- • Deadline: April 1 or 45 days after bulk mailing of assessment notices
- • Filing Fee: Typically $25-$50
- • Submit Form: Petition to County Board of Taxation
- • Include: Copy of tax bill, comparable sales data, appraisal
Step 3: Informal Review with Assessor (Optional)
- • Schedule meeting with municipal tax assessor
- • Present evidence of overassessment
- • Assessor may offer settlement to avoid hearing
- • If agreement reached, appeal is withdrawn
Step 4: County Tax Board Hearing (May - December)
- • Hearing scheduled typically 3-6 months after filing
- • Present evidence to 3-member county board
- • Municipality presents defense of assessment
- • Board issues written decision within 30 days
Step 5: Further Appeal (If Necessary)
- • If unsatisfied with county decision, appeal to NJ Tax Court
- • Tax Court appeals require attorney representation
- • Higher evidentiary standards and formal procedures
- • Consider cost vs potential benefit before proceeding
Should You Hire a Property Tax Attorney?
Many homeowners hire property tax appeal attorneys who work on contingency:
Benefits:
- ✓ No upfront cost (contingency fee)
- ✓ Expert knowledge of comparable sales
- ✓ Professional presentation at hearing
- ✓ Higher success rate than pro se
Costs:
- • Typical fee: 25-50% of first year savings
- • Some charge 33% of 3-year savings
- • No fee if appeal unsuccessful
Example: Your assessment reduced from $600K to $540K at 2.4% tax rate saves $1,440/year. Attorney fee of 33% = $475 first year, you save $965. Subsequent years you save full $1,440 annually.
Factor Property Taxes Into Your Home Purchase
Jimmy Joseph MBA helps Bergen County homebuyers understand total housing costs including property taxes. Get pre-approved with accurate tax estimates included.
Frequently Asked Questions
How are property taxes calculated in Bergen County NJ?
Bergen County property taxes are calculated by multiplying your home assessed value by the local tax rate. The formula is: (Assessed Value ÷ 100) × Tax Rate = Annual Tax. For example, a home assessed at $500,000 in Ridgewood with a 2.456% rate would pay approximately $12,280 annually. Taxes cover municipal services, schools, county services, and library funding.
Which Bergen County towns have the highest property taxes?
The highest property tax rates in Bergen County are typically in: Teterboro (3.892%), Moonachie (3.234%), Little Ferry (3.156%), Carlstadt (2.945%), and South Hackensack (2.876%). However, effective tax burden also depends on home values. Towns like Alpine and Saddle River have lower rates but higher home values, resulting in larger total tax bills.
What is the STAR program in New Jersey?
The STAR (School Tax Adjustment Relief) program provides property tax relief for New Jersey homeowners by reducing the school tax portion of property tax bills. Basic STAR is available to all homeowners regardless of age or income. Enhanced STAR provides greater benefits for seniors age 65+ with income under $250,000. Most homeowners save $200-$600 annually through STAR.
How do I appeal my property tax assessment in Bergen County?
To appeal your Bergen County property tax assessment: 1) File appeal with county tax board by April 1 or 45 days after bulk mailing of assessments, 2) Gather evidence of overassessment (recent appraisal, comparable sales showing lower values), 3) Attend informal hearing with assessor, 4) If unsatisfied, proceed to county tax board hearing, 5) Consider hiring property tax attorney (fees typically 25-50% of first year savings). Successful appeals can reduce taxes by 10-30%.
Budget Accurately for Bergen County Property Taxes
Work with Jimmy Joseph MBA to understand total housing costs including property taxes when purchasing your Bergen County home.
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