What is the property tax rate in Monmouth County?

The combined effective property tax rate in Monmouth County, New Jersey is approximately 1.48%.

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

Property Tax in Monmouth County, 2026

A calculator and field guide for Freehold-area homeowners — and for anyone considering a move to Monmouth 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.

Monmouth County, home to Freehold and 644k 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 Monmouth 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 Monmouth County average, this is approximately $2.10 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. Monmouth County's average effective rate is approximately 1.48%.

Intra-county variation is dramatic. Monmouth County's average effective rate is 1.48%, 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 Monmouth County rate breakdown (avg general tax rate per $100 of assessed value, Freehold district)

Taxing entity	Rate
Monmouth County avg general tax rate (per $100 AV)	2.1000
Combined total	2.1000

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

Note: Monmouth County is the Jersey Shore — a 27-mile stretch of Atlantic coastline including the iconic communities of Asbury Park, Long Branch, Red Bank, Sea Bright, Belmar, and Spring Lake. The county also includes substantial inland horse country in the Middletown and Holmdel areas, plus the suburban commuter corridor around Freehold and Marlboro.

Note: Monmouth's effective rate of approximately 1.48% is one of the lower NJ county rates — but applied to the very high median home value of $674,100, it still produces a median annual bill near $10,000. The low effective rate is partly driven by Monmouth's use of the Assessment Demonstration Program (ADP), which requires annual reassessment and helps prevent the slow drift between assessed and market values that drives high effective rates elsewhere in NJ.

Note: For relocation buyers: Monmouth is one of the more attractive NJ counties because its lower-than-average effective rate makes the high home values more manageable. Long-time NYC commuters often gravitate to Monmouth for the combination of beach access, larger lots, and (relatively) lower tax burden than Bergen or Essex on similar-value homes.

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 Monmouth 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 Monmouth County

Monmouth County contains 10 incorporated municipalities, ranging from Freehold 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 Monmouth County is subject to Monmouth County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Middletown	township	67,106
Howell	township	53,060
Marlboro	township	41,502
Manalapan	township	40,517
Long Branch	city	31,667
Wall	township	26,669
Holmdel	township	17,192
Asbury Park	city	15,188
Red Bank	borough	12,936
Freehold County seat	borough	12,930

About city-level property tax rates: The rate breakdown and calculator on this page reflect the Freehold tax district. Other cities in Monmouth 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 Monmouth County Board of Taxation before relying on any estimate.

Frequently asked questions

When are Monmouth 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 Monmouth 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 Monmouth County

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

Weird fact

Asbury Park's Stone Pony nightclub (opened 1974) is one of the most consequential rock-and-roll venues in American music history — Bruce Springsteen and the E Street Band's career largely launched from Stone Pony residencies in 1974-1975. The annual "Light of Day" benefit concerts at the Stone Pony have drawn the biggest names in rock for charity since 2000.

Hometown hero

Bruce Springsteen

The legendary rock musician (b. 1949) was born in Long Branch (Monmouth County) and grew up in Freehold. Springsteen's Asbury Park-era residencies at the Stone Pony and the Upstage Club (1969-1971) shaped the "Jersey Shore sound" that defined his early career. Springsteen still maintains a property in Colts Neck (Monmouth) and is widely considered the iconic Monmouth County native son.

Biggest annual event

Jersey Shore summer season

Monmouth County's 27 miles of Atlantic Ocean beaches draw 5+ million summer visitors annually across the season (Memorial Day through Labor Day). Asbury Park's revitalized boardwalk, the Long Branch Oceanfest July 4th celebration, and the Belmar 5K combine to produce one of the largest seasonal-tourism economies in the Northeast.

Property Tax in Monmouth County, 2026