What is the property tax rate in Bergen County?

The combined effective property tax rate in Bergen County, New Jersey is approximately 2.43%.

Bergen County Property Tax Calculator (2026) — New Jersey Property Tax Almanac

Property Tax in Bergen County, 2026

A calculator and field guide for Hackensack-area homeowners — and for anyone considering a move to Bergen County — including New Jersey's General Tax Rate per $100 of assessed value, the high effective rates that produce the nation's largest property tax bills, the substantial intra-county variation between municipalities, and the Senior Freeze (PTR) reimbursement program for income-qualified 65+ homeowners.

Bergen County, home to Hackensack and 958k New Jerseyans, operates within New Jersey's notoriously high property tax system. NJ has the highest effective property tax rate in the United States (approximately 2.23% statewide), and 10 of the 26 US counties with average single-family bills exceeding $10,000 are in New Jersey. Within Bergen County, individual municipalities can vary substantially in rate — strategic municipality selection is critical for relocation buyers.

How the bill is built

New Jersey's calculation is municipality-driven. Step 1: Assessed Value. Most NJ municipalities assess at "true value" (~100% market) but some assess at lower percentages, with the Equalization Ratio bridging stated AV and market. Step 2: General Tax Rate. The municipality publishes a General Tax Rate per $100 of assessed value, combining county, municipal, and school district levies. For the Bergen County average, this is approximately $2.32 per $100 AV. Step 3: Effective Rate. NJ Treasury also publishes an Effective Tax Rate = General Tax Rate × Equalization Ratio. This is the most apples-to-apples figure for relocation comparisons. Bergen County's average effective rate is approximately 2.43%.

Intra-county variation is dramatic. Bergen County's average effective rate is 2.43%, but individual municipalities within the county can range from substantially lower (industrial-only or commercial-heavy boroughs) to substantially higher (older inner-ring suburbs with high school spending). Strategic municipality selection within the same general area can change a buyer's annual tax bill by $3,000-$10,000+ on similar-priced homes.

Senior Freeze (PTR) reimburses tax growth above a base year for income-qualified 65+ homeowners — income limit ~$163,050 for 2024 (one of the most generous senior programs in the country in income terms). The program reimburses the difference between current bill and the bill in your "base year" (typically the year you turned 65 or first qualified). Combined with the ANCHOR direct rebate program ($1,000-$1,750 for income-qualified homeowners), New Jersey retirees can offset substantial annual property tax even though the underlying rates remain the highest in the nation.

100% disabled veterans receive full exemption. Given NJ's very high underlying rates, this is among the most valuable property tax benefits in the United States. File Form V.S.S. with your municipal assessor with VA documentation. Surviving spouses retain the exemption under specific conditions.

2026 Bergen County rate breakdown (avg general tax rate per $100 of assessed value, Hackensack district)

Taxing entity	Rate
Bergen County avg general tax rate (per $100 AV)	2.3200
Combined total	2.3200

As of April 26, 2026 · From Bergen County Board of Taxation.

Note: Bergen County is the most populous county in New Jersey and one of the wealthiest in the United States — the median home value of approximately $593,200 ranks among the highest of any NJ county. Bergen sits immediately west of New York City across the Hudson River, with Fort Lee at the western base of the George Washington Bridge serving as one of the most heavily-trafficked NYC-suburban commuter corridors.

Note: Bergen has the **highest single-family median annual property tax bill in the United States** at approximately $14,443 — a function of Bergen's high home values combined with NJ's already-highest-in-nation effective tax rates. Within Bergen, individual municipality rates vary substantially: Teterboro (an industrial commercial-only borough) has an effective rate near 0.60%, while Tenafly approaches 2.40%. Strategic municipality selection within Bergen can change a buyer's annual tax bill by $5,000-$10,000+.

Note: Bergen's 70 municipalities each operate independent governments, school districts, and tax collection — making intra-county tax comparisons particularly important for relocation buyers. The county-level effective rate (2.43%) reflects the county-wide median, but the right (or wrong) municipality choice within the same general area can dwarf the county-level number.

Deductions, exemptions, and senior programs for 2026

New Jersey's underlying property tax rates are the highest in the nation, but the state offers several substantial relief programs — particularly for seniors and disabled veterans. Most are filed annually through different forms and agencies.

Senior Freeze (Property Tax Reimbursement)

The Senior Freeze ("PTR") reimburses property tax growth above a base year for income-qualified homeowners 65+ or disabled. Income limit is approximately $163,050 for 2024 — among the most generous senior program income limits in the country. The program reimburses the difference between current bill and your "base year" bill (typically the year you turned 65 or first qualified). You continue paying the full bill to your municipality but receive a state reimbursement check. File Form PTR-1 (first-time) or PTR-2 (subsequent years) with the New Jersey Division of Taxation.

ANCHOR (Affordable NJ Communities for Homeowners and Renters)

ANCHOR replaced the older Homestead Benefit program in 2022. Eligible homeowners receive a direct rebate: $1,500 for households earning under $150,000, $1,000 for households earning $150,000-$250,000. Senior homeowners (65+) receive an additional $250. ANCHOR is filed annually with the NJ Division of Taxation, typically with a fall deadline.

$250 Veteran and Senior Deductions

Honorably-discharged veterans (any rating, any age) receive a $250 annual deduction. Senior homeowners 65+ or disabled receive a separate $250 annual deduction. These are filed with your municipal tax assessor (form V.S.S.-Q for veterans, P.T.D. for seniors).

100% Disabled Veterans — Full Exemption

Veterans with 100% service-connected total/permanent disability receive full property tax exemption — among the most valuable property tax benefits in the United States given NJ's very high underlying rates. File Form V.S.S. with your municipal assessor with VA documentation. Surviving spouses retain the exemption under specific conditions.

Appealing your assessment

New Jersey's appeal deadline is April 1 in most counties (Monmouth has alternative timing under the Assessment Demonstration Program). Appeals are filed with the Bergen County Board of Taxation. NJ uses a 15% "common level range" rule — your assessment must be more than 15% higher than the county equalization ratio applied to your true market value to qualify for adjustment, providing a buffer that protects assessors from minor disputes. Strong appeals require comparable sales data within the prior 12 months. Tax appeal data shows 10-25% reductions are common when supported by quality comps.

Cities and towns in Bergen County

Bergen County contains 10 incorporated municipalities, ranging from Hackensack to the smallest village. Search volume for property tax is often city-specific, so here is the complete list — with population from the 2020 US Census, rounded to the nearest 100.

Data: US Census Bureau, 2020 Decennial Census. Populations rounded. Cities marked as "split" straddle a county border — the portion inside Bergen County is subject to Bergen County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Hackensack County seat	city	46,030
Teaneck	township	41,246
Fort Lee	borough	40,191
Fair Lawn	borough	34,927
Garfield	city	32,583
Englewood	city	29,308
Bergenfield	borough	27,375
Mahwah	township	27,000
Paramus	borough	26,698
Tenafly	borough	14,934

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Hackensack tax district. Other cities in Bergen County may pay into different school districts, city rates, and special districts — so their combined rates can differ, sometimes substantially. Always verify the specific rates for your address with the Bergen County Board of Taxation before relying on any estimate.

Frequently asked questions

When are Bergen County property taxes due?

New Jersey property taxes are paid in quarterly installments: February 1, May 1, August 1, and November 1. Each municipality bills separately (NJ has no county-level billing). A 10-day grace period applies after each due date; late payments incur 8% interest on the first $1,500 of delinquency and 18% on amounts above.

Why are New Jersey property taxes so high?

New Jersey funds a substantial portion of public school costs through property tax rather than state income or sales tax. Combined with NJ's 564 separate municipalities (each maintaining its own government, police, and services), per-capita government costs are among the highest in the country — and property tax is the primary funding mechanism. School portion alone typically accounts for 50-65% of the total bill.

How can I qualify for Senior Freeze (PTR)?

You must be 65+ or disabled, have lived in NJ for at least the last 10 years, owned and lived in your current home for at least the last 3 years, and have household income under approximately $163,050 (2024). The program reimburses growth above your "base year" bill — you continue paying the full bill to your municipality and receive a state reimbursement check. File Form PTR-1 (first-time) or PTR-2 (subsequent years).

How do I appeal my assessment?

NJ's appeal deadline is April 1 in most counties (Monmouth has alternative timing under the Assessment Demonstration Program). File with the Bergen County Board of Taxation. NJ uses a 15% common level range rule — your assessment must be more than 15% higher than the county equalization ratio applied to your true market value to qualify for adjustment. Strong appeals require comparable sales data within the prior 12 months.

About Bergen County

Beyond the property tax — a few things you might not know about the place.

Weird fact

Teterboro Airport (in Teterboro Borough, Bergen County) is the busiest general-aviation airport in the United States — handling more private jets and corporate aircraft than any other US airport. Teterboro Borough itself has only about 20 residents (most of the borough is the airport), and the borough's industrial-only tax base produces an unusually low residential effective property tax rate.

Hometown hero

Frank Sinatra

The iconic singer and actor (1915-1998) was born in Hoboken (Hudson County) but lived for substantial portions of his life in Bergen County (notably Englewood Cliffs and later Hasbrouck Heights). Sinatra's Bergen County estate at 415 East Saddle River Road in Saddle River was his primary East Coast residence in his later years.

Biggest annual event

Westfield Garden State Plaza shopping season

Westfield Garden State Plaza in Paramus — one of the largest shopping malls on the US East Coast — generates substantial sales-tax-dependent commercial activity that helps offset Bergen's residential tax burden. The Bergen County Fair at the Bergen County Equestrian Center in Mahwah draws 100,000+ visitors annually.

Property Tax in Bergen County, 2026