Essex County Property Tax Rates 2025: Complete Guide for Homebuyers
Official property tax rates for 23 Essex County cities with interactive calculator showing how taxes affect your mortgage payment. Expert mortgage broker guidance from 15+ years of local experience.
Data Sources & Methodology
All property tax rates sourced directly from:
- Primary Source: Essex County Board of Taxation (Official 2024/2025 Tax Rates)
- Verification: NJ Treasury Department County Equalization Tax Rates
- Home Prices: MLS data aggregated from Essex County real estate transactions (Q3 2025)
Last Updated: November 9, 2025 | Next Update: November 2026
How Much Are Property Taxes in Essex County?
The average effective property tax rate in Essex County is 2.67%, resulting in a median annual tax bill of $13,737 for a home valued at $563,920. This rate is higher than the national median of 1.02% but in line with New Jersey's statewide average of 2.63%.
Essex County property taxes include combined municipal, county, and school district taxes (public education funding—typically the largest portion).
Interactive Property Tax + Mortgage Calculator
Calculate your total monthly payment (PITI) including Essex County property taxes. See exactly how much income you need to qualify.
Property Tax + Mortgage Calculator
Calculate your total monthly payment (PITI) including Essex County property taxes
$600,000
Tax Rate: 2.27%
Current avg: 6.75% (30-year fixed)
Your Monthly Payment Breakdown
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Compare property tax rates across all 23 Essex County municipalities. Sort by rate, median price, or annual bill.
Showing 22 of 22 Essex County cities
| City ↑ | Tax Rate ↕ | Median Price ↕ | Annual Bill ↕ | Monthly | School District |
|---|---|---|---|---|---|
| Belleville | 3.15% | $450,000 | $14,175 | $1,181 | Belleville Public Schools |
| Bloomfield | 3.12% | $623,300 | $19,447 | $1,621 | Bloomfield Public Schools |
| Caldwell | 2.18% | $836,200 | $18,229 | $1,519 | Caldwell-West Caldwell School District |
| Cedar Grove | 2.48% | $759,350 | $18,832 | $1,569 | Cedar Grove Township Public Schools |
| East Orange | 3.89% | $179,900 | $6,998 | $583 | East Orange School District |
| Essex Fells | 2.19% | $1,547,000 | $33,879 | $2,823 | Essex Fells Public Schools |
| Fairfield | 2.45% | $450,000 | $11,025 | $919 | West Essex Regional School District |
| Glen Ridge | 3.29% | $1,151,500 | $37,884 | $3,157 | Glen Ridge Public Schools |
| Irvington | 3.45% | $291,500 | $10,057 | $838 | Irvington Public Schools |
| Livingston | 2.65% | $700,000 | $18,550 | $1,546 | Livingston Public Schools |
| Maplewood | 3.18% | $650,000 | $20,670 | $1,723 | South Orange-Maplewood School District |
| Millburn | 2.02% | $1,318,800 | $26,640 | $2,220 | Millburn Township Public Schools |
| Montclair | 2.27% | $850,700 | $19,311 | $1,609 | Montclair Public Schools |
| Newark | 2.47% | $337,800 | $8,344 | $695 | Newark Public Schools |
| North Caldwell | 2.12% | $750,000 | $15,900 | $1,325 | West Essex Regional School District |
| Nutley | 2.98% | $488,900 | $14,569 | $1,214 | Nutley Public Schools |
| Orange | 3.25% | $350,000 | $11,375 | $948 | Orange Public School District |
| Roseland | 2.15% | $840,800 | $18,077 | $1,506 | West Essex Regional School District |
| South Orange | 3.42% | $600,000 | $20,520 | $1,710 | South Orange-Maplewood School District |
| Verona | 2.89% | $670,800 | $19,386 | $1,616 | Verona Public Schools |
| West Caldwell | 2.25% | $550,000 | $12,375 | $1,031 | Caldwell-West Caldwell School District |
| West Orange | 2.85% | $600,000 | $17,100 | $1,425 | West Orange Public Schools |
Note: Tax rates include combined municipal, county, and school district taxes. Annual bills calculated using median home prices from MLS data (Q3 2025). Actual taxes depend on your home's assessed value.Data Source: Essex County Board of Taxation (2024/2025 Official Records)
How Essex County Property Taxes Affect Your Mortgage Qualification
As a mortgage broker with 15+ years specializing in Essex County, I see this question daily: "How do high property taxes affect how much house I can afford?"
The answer: Property taxes directly reduce your maximum loan amount because they're included in your debt-to-income (DTI) ratio calculation.
Understanding PITI (Your Total Monthly Payment)
- P:Principal - The amount you're borrowing
- I:Interest - The cost of borrowing money from your lender
- T:Taxes - Property tax escrow payments held by lender
- I:Insurance - Homeowners insurance premiums
Example: Ridgewood Home Purchase
(Based on 43% DTI max)
Key Takeaway: For every $100/month in property taxes, you need approximately $2,790 more in annual income to qualify (based on 43% DTI). This is why choosing a town with lower tax rates can significantly increase your buying power.
Frequently Asked Questions About Essex County Property Taxes
What is the average property tax rate in Essex County, NJ?
The average effective property tax rate in Essex County is 2.67%, resulting in a median annual tax bill of $13,737. This includes combined municipal, county, and school district taxes. Tax rates vary by municipality from 2.02% (Millburn) to 3.89% (East Orange). Source: Essex County Board of Taxation, 2024/2025 tax year.
Which Essex County town has the lowest property taxes?
Newark has the lowest total annual property tax bill in Essex County at approximately $8,344, based on a median home price of $337,800 and an effective tax rate of 2.47%. Other low-tax towns include Millburn (2.02%), North Caldwell (2.12%), and Roseland (2.15%).
How do Essex County property taxes affect mortgage qualification?
Property taxes are included in your debt-to-income (DTI) ratio calculation as part of your total PITI payment (Principal, Interest, Taxes, Insurance). Lenders typically require DTI below 43-50%. Higher property taxes reduce your maximum loan amount. For every $100/month in taxes, you need approximately $2,790 more in annual income to qualify based on 43% DTI requirements.
Can I deduct Essex County property taxes on my federal tax return?
Yes, you can deduct Essex County property taxes on your federal tax return, but only up to $10,000 total for all state and local taxes (SALT deduction cap). This limit applies to combined property taxes, state income taxes, and sales taxes. Consult a tax professional for specific guidance based on your situation.
How often are Essex County property taxes reassessed?
Essex County municipalities conduct property reassessments on varying schedules, typically every 1-10 years depending on the town. Some towns like Montclair reassess annually, while others may go several years between reassessments. Check with your municipal tax assessor for your town's reassessment schedule.
What is included in Essex County property tax bills?
Essex County property tax bills include three components: Municipal taxes (local services like police, fire, roads), County taxes (county-level services), and School District taxes (public education funding—typically the largest portion). The effective rate is the total of all three components.
How do I appeal my Essex County property tax assessment?
To appeal your Essex County property tax assessment, file a petition with the Essex County Board of Taxation by April 1st or within 45 days of receiving a bulk mailing notice. You must provide evidence that your home's assessed value exceeds its true market value. Consider hiring a tax appeal attorney for complex cases.
Are property taxes paid in escrow in Essex County?
Most mortgage lenders require property taxes to be paid through an escrow account in Essex County. Your lender collects 1/12th of your annual tax bill each month along with your mortgage payment, then pays your taxes directly to the municipality when due. This ensures taxes are paid on time and protects the lender's collateral interest.
Which Essex County towns have the highest property taxes?
Essex County towns with the highest effective tax rates include East Orange (3.89%), Irvington (3.45%), South Orange (3.42%), Glen Ridge (3.29%), and Orange (3.25%). However, total tax bills depend on both the rate and property value. Millburn has the highest median tax bill ($26,640) due to high home values despite a moderate 2.02% rate.
How much do Essex County property taxes increase each year?
Essex County property tax increases are subject to New Jersey's 2% property tax levy cap law. Municipalities can increase the total tax levy by no more than 2% annually (with some exceptions for emergencies, health benefits, and pension costs). Individual tax bills may increase more or less depending on assessment changes.
Do seniors get property tax breaks in Essex County?
Yes, Essex County seniors may qualify for several property tax relief programs including: Senior Freeze (Prop Tax Reimbursement) for ages 65+, Senior Citizen Deduction ($250), Veterans Deduction ($250), and Disabled Veterans exemptions (up to $12,000). Income limits apply. Contact your municipal tax assessor for eligibility requirements.
When are Essex County property taxes due?
Essex County property taxes are due quarterly in most municipalities: February 1, May 1, August 1, and November 1. Grace periods (typically 10 days) vary by town. If you have a mortgage with an escrow account, your lender pays these automatically. Otherwise, you're responsible for timely payment to avoid interest and penalties.
How do Essex County property taxes compare to Bergen County?
Essex County has a higher average effective property tax rate (2.67%) compared to Bergen County (2.29%). However, median home prices are lower in Essex County ($563,920 vs $750,000), resulting in similar average annual tax bills. Essex County offers more affordable housing options with comparable tax burdens.
Can first-time homebuyers get property tax exemptions in Essex County?
First-time homebuyers don't receive direct property tax exemptions in Essex County, but may qualify for other assistance programs. New Jersey offers property tax credits through the Homestead Benefit program for eligible homeowners. Additionally, some towns offer affordable housing programs with payment-in-lieu-of-taxes (PILOT) agreements.
How much income do I need to afford Essex County property taxes?
To afford the median Essex County home ($563,920) with average taxes ($15,049/year), you need approximately $156,000 in annual household income, assuming a 20% down payment, 6.75% interest rate, and 43% DTI ratio. Use our calculator above to determine the exact income needed for your target home price and city.
About the Author
Jimmy Joseph, MBA | Senior Mortgage Advisor
With over 15 years of experience helping families buy homes in Essex County, I've personally processed hundreds of mortgages in Montclair, Millburn, Newark, and across all 23 Essex County municipalities. I specialize in helping buyers understand how property taxes impact their total monthly payment and qualification.
My commitment: I provide transparent, expert guidance on how Essex County property taxes affect your buying power. Every client gets a personalized PITI breakdown showing their exact monthly payment and required income.