Understanding Bergen County Property Taxes: The Basics
If you’re buying a home in Bergen County, New Jersey, property taxes will be one of your biggest ongoing expenses—and they vary dramatically by town. The difference between choosing the right or wrong municipality can cost you $10,000+ per year.
This comprehensive guide breaks down 2025 property tax rates and average tax bills for all 70 Bergen County towns, so you can make an informed decision before you buy.Checkout these resources to help you navigate the process:
According to the NJ Department of Treasury, property taxes in New Jersey are calculated using this formula:
(Assessed Property Value ÷ 100) × Tax Rate = Annual Property Tax**
Key Terms to Know:
Tax Rate: Expressed per $100 of assessed value (e.g., a rate of 2.500 means you pay $2.50 per $100 of assessed value)
Assessed Value: What your municipality determines your property is worth (may differ from market value due to assessment ratios)
Effective Tax Rate: Your actual tax bill ÷ market value (better for comparing towns)
Why Are Bergen County Taxes So High?
Bergen County consistently ranks among America’s highest-taxed counties because:
Top-rated schools – 50-65% of your tax bill funds local education
Proximity to NYC – Location premium drives up property values
Excellent services – Well-maintained infrastructure, parks, police, and fire departments
70 separate municipalities – Each with its own budget and services
The average effective property tax rate in Bergen County is approximately 2.73% of home value, compared to the national average of just 1.02%.
Most Affordable Property Tax Towns in Bergen County
Looking for the lowest actual tax bills? These towns offer the best combination of reasonable home prices and manageable taxes:
Best Value Towns by Annual Tax Amount:
- Teterboro – $4,150 average (limited residential)
- Moonachie – $7,438 average
- Carlstadt – $10,291 average
- Hackensack – $10,930 average
- Little Ferry – $11,130 average
These towns offer significantly lower annual tax bills (under $12,000), making homeownership more accessible. However, they typically have:
- Smaller homes and lots
- More modest school systems
- Higher population density
- Fewer amenities
For most families, the sweet spot is finding a town with strong schools, good amenities, and reasonable taxes—typically in the $13,000-$16,000 range.
Property Tax Comparison Table
| Town | Tax Rate (per $100) | Average Home Value | Average Annual Tax | Effective Tax Rate |
|---|---|---|---|---|
| Alpine | $0.945 | $2,850,000 | $26,933 | 0.94% |
| Allendale | $2.156 | $725,000 | $15,631 | 2.16% |
| Bergenfield | $2.847 | $475,000 | $13,523 | 2.85% |
| Bogota | $3.124 | $425,000 | $13,277 | 3.12% |
| Carlstadt | $2.673 | $385,000 | $10,291 | 2.67% |
| Cliffside Park | $2.234 | $515,000 | $11,505 | 2.23% |
| Closter | $1.867 | $785,000 | $14,656 | 1.87% |
| Cresskill | $2.043 | $695,000 | $14,199 | 2.04% |
| Demarest | $1.789 | $825,000 | $14,759 | 1.79% |
| Dumont | $2.756 | $465,000 | $12,815 | 2.76% |
| Emerson | $2.445 | $525,000 | $12,836 | 2.45% |
| Englewood | $2.187 | $625,000 | $13,669 | 2.19% |
| Englewood Cliffs | $1.523 | $1,125,000 | $17,134 | 1.52% |
| Fair Lawn | $2.634 | $525,000 | $13,829 | 2.63% |
| Fairview | $2.892 | $435,000 | $12,580 | 2.89% |
| Fort Lee | $1.876 | $685,000 | $12,851 | 1.88% |
| Franklin Lakes | $1.734 | $985,000 | $17,080 | 1.73% |
| Garfield | $3.156 | $385,000 | $12,151 | 3.16% |
| Glen Rock | $2.287 | $725,000 | $16,581 | 2.29% |
| Hackensack | $2.456 | $445,000 | $10,930 | 2.46% |
| Harrington Park | $1.923 | $715,000 | $13,749 | 1.92% |
| Hasbrouck Heights | $2.678 | $485,000 | $12,988 | 2.68% |
| Haworth | $1.845 | $765,000 | $14,114 | 1.85% |
| Hillsdale | $2.234 | $625,000 | $13,963 | 2.23% |
| Ho-Ho-Kus | $1.956 | $895,000 | $17,506 | 1.96% |
| Leonia | $2.145 | $615,000 | $13,192 | 2.15% |
| Little Ferry | $2.891 | $385,000 | $11,130 | 2.89% |
| Lodi | $3.234 | $395,000 | $12,774 | 3.23% |
| Lyndhurst | $2.867 | $425,000 | $12,185 | 2.87% |
| Mahwah | $2.156 | $635,000 | $13,691 | 2.16% |
| Maywood | $2.734 | $475,000 | $12,987 | 2.73% |
| Midland Park | $2.423 | $545,000 | $13,205 | 2.42% |
| Montvale | $1.867 | $725,000 | $13,536 | 1.87% |
| Moonachie | $2.156 | $345,000 | $7,438 | 2.16% |
| New Milford | $2.678 | $495,000 | $13,256 | 2.68% |
| North Arlington | $2.845 | $425,000 | $12,091 | 2.85% |
| Northvale | $2.123 | $625,000 | $13,269 | 2.12% |
| Norwood | $2.045 | $685,000 | $14,008 | 2.05% |
| Oakland | $2.234 | $575,000 | $12,846 | 2.23% |
| Old Tappan | $1.834 | $795,000 | $14,580 | 1.83% |
| Oradell | $2.156 | $725,000 | $15,631 | 2.16% |
| Palisades Park | $2.456 | $485,000 | $11,912 | 2.46% |
| Paramus | $2.234 | $595,000 | $13,292 | 2.23% |
| Park Ridge | $2.187 | $665,000 | $14,544 | 2.19% |
| Ramsey | $2.089 | $675,000 | $14,101 | 2.09% |
| Ridgefield | $2.345 | $535,000 | $12,546 | 2.35% |
| Ridgefield Park | $2.734 | $495,000 | $13,533 | 2.73% |
| Ridgewood | $2.178 | $875,000 | $19,058 | 2.18% |
| River Edge | $2.267 | $625,000 | $14,169 | 2.27% |
| River Vale | $1.923 | $765,000 | $14,711 | 1.92% |
| Rochelle Park | $2.678 | $465,000 | $12,453 | 2.68% |
| Rockleigh | $1.234 | $1,450,000 | $17,893 | 1.23% |
| Rutherford | $2.567 | $595,000 | $15,274 | 2.57% |
| Saddle Brook | $2.789 | $465,000 | $12,969 | 2.79% |
| Saddle River | $1.645 | $1,250,000 | $20,563 | 1.65% |
| South Hackensack | $2.891 | $385,000 | $11,130 | 2.89% |
| Teaneck | $2.456 | $525,000 | $12,894 | 2.46% |
| Tenafly | $1.934 | $895,000 | $17,309 | 1.93% |
| Teterboro | $1.456 | $285,000 | $4,150 | 1.46% |
| Upper Saddle River | $1.756 | $925,000 | $16,243 | 1.76% |
| Waldwick | $2.345 | $565,000 | $13,249 | 2.35% |
| Wallington | $3.067 | $385,000 | $11,808 | 3.07% |
| Washington Township | $2.023 | $715,000 | $14,464 | 2.02% |
| Westwood | $2.456 | $595,000 | $14,613 | 2.46% |
| Woodcliff Lake | $1.823 | $825,000 | $15,040 | 1.82% |
| Wood-Ridge | $2.734 | $445,000 | $12,166 | 2.73% |
| Wyckoff | $2.089 | $765,000 | $15,981 | 2.09% |
Lowest Property Tax Towns in Bergen County
If minimizing your property tax burden is your top priority, these Bergen County towns offer the lowest effective tax rates:
1. Alpine – 0.94% Effective Rate
- Average annual tax: $26,933
- Why it’s low: Extremely high property values spread tax burden efficiently
- Best for: Ultra-luxury homebuyers who can afford $2M+ homes
2. Rockleigh – 1.23% Effective Rate
- Average annual tax: $17,893
- Why it’s low: Small, exclusive borough with minimal services
- Best for: Privacy-seeking buyers with significant budgets
3. Teterboro – 1.46% Effective Rate
- Average annual tax: $4,150
- Why it’s low: Primarily commercial/industrial with few residential properties
- Best for: Very limited residential options available
4. Englewood Cliffs – 1.52% Effective Rate
- Average annual tax: $17,134
- Why it’s low: Strong commercial tax base from Palisades corridor
- Best for: Buyers wanting luxury with Hudson River views
5. Saddle River – 1.65% Effective Rate
- Average annual tax: $20,563
- Why it’s low: Affluent community with high property values
- Best for: Families seeking excellent schools with lower tax rates
6. Franklin Lakes – 1.73% Effective Rate
- Average annual tax: $17,080
- Why it’s low: Large lots and high property values
- Best for: Buyers wanting space and top-rated schools
The catch? Towns with the lowest effective tax rates typically have much higher home prices. You’ll pay less in taxes as a percentage, but your total annual tax bill is often still $15,000-$25,000+.
Best Value Towns: Quality of Life vs. Property Taxes
These Bergen County towns offer the best balance of excellent schools, amenities, and relatively reasonable property taxes:
Mahwah
- Average tax: $13,691
- Effective rate: 2.16%
- Why it’s great: Top-rated schools, lots of land, easy NYC commute
- Median home value: $635,000
Demarest
- Average tax: $14,759
- Effective rate: 1.79%
- Why it’s great: Excellent schools, quiet suburban feel, lower rate
- Median home value: $825,000
Montvale
- Average tax: $13,536
- Effective rate: 1.87%
- Why it’s great: Strong schools, corporate tax base, family-friendly
- Median home value: $725,000
Washington Township
- Average tax: $14,464
- Effective rate: 2.02%
- Why it’s great: Highly rated schools, suburban charm, good value
- Median home value: $715,000
Harrington Park
- Average tax: $13,749
- Effective rate: 1.92%
- Why it’s great: Small-town feel, good schools, manageable taxes
- Median home value: $715,000
These communities give you excellent schools, safe neighborhoods, and strong property values without the $18,000+ tax bills of some neighboring towns.
Highest Property Tax Towns in Bergen County
Some Bergen County towns have significantly higher effective tax rates due to smaller tax bases, older infrastructure, or higher municipal costs:
Towns with Highest Effective Rates:
- Lodi – 3.23%
- Garfield – 3.16%
- Bogota – 3.12%
- Wallington – 3.07%
- Fairview – 2.89%
These towns typically have:
- Lower median home values ($350K-$450K range)
- Smaller commercial tax bases
- Older infrastructure requiring maintenance
- Higher density populations
Important note: A higher effective rate doesn’t always mean a higher tax bill. A 3% rate on a $400,000 home ($12,000 tax) is still less than a 2% rate on a $900,000 home ($18,000 tax).
How Bergen County Property Taxes Compare Statewide
Bergen County ranks among New Jersey’s highest-taxed counties, but it’s not alone:
Average NJ Property Tax by County (Top 5):
- Essex County – $10,817 average
- Union County – $11,269 average
- Bergen County – $11,593 average
- Passaic County – $9,773 average
- Hudson County – $9,490 average
While Bergen County’s average is high, you’re paying for:
- Some of NJ’s best school districts
- Proximity to NYC (15-30 minute commutes)
- Low crime rates and excellent public safety
- Well-maintained infrastructure and parks
- Strong property values that appreciate over time
Property Tax Deductions: How to Reduce Your Tax Burden
- New Jersey offers several programs to help homeowners reduce their property tax burden:
ANCHOR Program (Stay NJ)
Provides property tax relief for homeowners and renters:
- Homeowners earning under $150K: Up to $1,500 back
- Homeowners earning $150K-$250K: Up to $1,000 back
- Seniors (65+) earning under $500K: Enhanced benefits
- Apply online at the ANCHOR website
Senior Freeze (Property Tax Reimbursement)
Reimburses eligible senior citizens and disabled persons for property tax increases:
- Must be 65+ or receiving disability benefits
- Income limits apply (around $150,000)
- Must have lived in a NJ home for at least 3 years
- Learn more about Senior Freeze eligibility
Veterans’ Property Tax Deductions
- Disabled veterans: $250 annual deduction
- 100% disabled veterans: Full property tax exemption
- Surviving spouses: May qualify for continued benefits
Homestead Benefit
Provides property tax credits for eligible homeowners (program varies by year and income).
School Taxes: The Biggest Component of Your Bill
In Bergen County, school taxes typically account for 50-65% of your total property tax bill. This is why towns with top-rated school districts often have higher overall taxes.
Towns with Best Schools (and their tax impact):
Glen Rock
- School rating: 10/10
- Average tax: $16,581
- School portion: ~$10,500
Ridgewood
- School rating: 10/10
- Average tax: $19,058
- School portion: ~$12,000
Tenafly
- School rating: 10/10
- Average tax: $17,309
- School portion: ~$11,000
Ho-Ho-Kus
- School rating: 9/10
- Average tax: $17,506
- School portion: ~$11,000
If you’re a family with school-age children, the higher school taxes often provide excellent value through:
- Superior educational outcomes
- Extensive extracurricular programs
- Modern facilities and technology
- High college acceptance rates
- Strong property value retention
Property Tax Trends: What to Expect in 2026-2027
Bergen County property taxes have increased an average of 2-3% annually over the past decade. Here’s what’s driving changes:
Factors Increasing Property Taxes:
- Rising school costs – Teacher salaries, benefits, and special education services
- Infrastructure aging – Roads, water systems, and public buildings need updates
- Pension obligations – Municipal and school district pension funding
- Healthcare costs – Employee benefit expenses continue climbing
Factors Helping Stabilize Taxes:
- Commercial development – New businesses broaden the tax base
- State aid increases – More funding reduces local burden
- Shared services – Towns consolidating services for efficiency
- Property value growth – Rising home values spread costs
Realistic expectation: Plan for your property taxes to increase approximately 2.5-3.5% annually over the next 5 years.
How to Appeal Your Bergen County Property Tax Assessment
If you believe your property is over-assessed, you have the right to appeal:
Steps to Appeal Your Assessment:
- Review your property card – Check municipal records for errors
- Research comparable sales – Find similar homes that sold for less
- File by April 1st – County tax board deadline
- Present evidence – Bring photos, comp sales, and appraisals
- Consider hiring help – Tax attorneys typically work on contingency
Average savings from successful appeals: $1,500-$3,500 per year
You can appeal annually, and approximately 50% of appeals result in some reduction. However, your assessment can also be raised if you’ve made significant improvements. File online at the Bergen County Board of Taxation
Calculating Your True Cost of Homeownership
When budgeting for a Bergen County home, property taxes should be carefully factored into your monthly costs:
Example: $650,000 Home in Glen Rock
Monthly Mortgage Payment (30-year, 7% interest, 20% down):
- Principal & Interest: $3,458
- Property Taxes: $1,382 ($16,581 ÷ 12)
- Homeowners Insurance: $200
- Total Monthly: $5,040
Property taxes add approximately $1,100-$1,600 to your monthly housing payment in most Bergen County towns.
Use this rule of thumb: For every $100,000 in home value, expect about $2,000-$2,500 in annual property taxes.
Tips for Managing High Property Taxes
Living with high property taxes requires smart financial planning:
Budget Strategies:
- Escrow your taxes – Spread payments over 12 months through a mortgage
- Plan for increases – Assume 3% annual growth in your long-term budget
- Max out deductions – Work with a CPA to optimize SALT deductions
- Consider home size – Smaller homes = lower assessments and taxes
Location Strategies:
- Prioritize value – Focus on towns with strong tax-to-amenity ratios
- Check commercial base – Towns with strong business districts subsidize residential taxes
- Consider border towns – Towns near county lines sometimes offer better value
- Think long-term – School quality protects property values despite higher taxes
Property Taxes and Resale Value
High property taxes aren’t always bad for investment purposes. Bergen County homes consistently appreciate despite high taxes because buyers recognize:
- School quality matters most – Top districts command premium prices
- Location is permanent – You can’t change proximity to NYC
- Infrastructure quality – Well-maintained towns protect property values
- Market demand – Limited inventory keeps prices strong
Historical data: Bergen County homes in high-tax, excellent-school-district towns have appreciated 4-6% annually over the past 20 years, significantly outperforming lower-tax areas with weaker schools.
If you are thinking about selling, check out these helpful resources:
Ultimate Seller Guide for Bergen County, NJ | 2026
How Long to Sell a House in Bergen County?
Making the Right Decision for Your Family
Choosing where to buy based on property taxes requires balancing multiple factors:
When to Prioritize Lower Taxes:
- You don’t have school-age children
- You plan to stay short-term (under 5 years)
- You’re retired or on a fixed income
- You want maximum home for your budget
When to Accept Higher Taxes:
- You have children in school or are planning to
- You’re focused on long-term investment
- You value top-tier schools and amenities
- You want strong property value appreciation
The bottom line: The “right” Bergen County town depends on your unique priorities, timeline, and financial situation.
Frequently Asked Questions About Bergen County Property Taxes
Q: Why are Bergen County property taxes so high? A: Bergen County taxes are high due to excellent school systems, high property values, proximity to NYC, and local governance structure. The average effective rate is 2.4% vs. 1.1% nationally.
Q: Which Bergen County town has the lowest property taxes? A: Alpine has the lowest effective rate (0.94%), while Teterboro and Moonachie have the lowest average tax bills ($4,150 and $7,438 respectively).
Q: Can I deduct my property taxes on my federal taxes? A: You can deduct up to $10,000 in state and local taxes (SALT) combined, including property taxes, under current federal law.
Q: How often are property taxes reassessed in Bergen County? A: Most Bergen County towns conduct reassessments every 5-10 years, though annual updates can occur based on improvements or sales data.
Q: Do property taxes go up when I buy a home? A: Not automatically. Your assessment stays the same until the town’s next revaluation or if you make significant improvements.
Q: Are there property tax breaks for seniors in Bergen County? A: Yes, seniors may qualify for the Senior Freeze program, ANCHOR benefits, and additional deductions based on income and age.
Q: What percentage of my property tax goes to schools? A: Typically, 50-65% of your property tax bill funds local schools in Bergen County.
Q: Can I pay my Bergen County property taxes monthly? A: Property taxes are billed quarterly by your town, but you can escrow them through your mortgage lender for monthly payments.
Q: How do I know if my property is over-assessed? A: Compare your assessment to recent sales of similar homes in your area. If yours is significantly higher, you may have grounds for an appeal.
Q: Do property taxes affect home values in Bergen County? A: Yes, but not always negatively. Towns with high taxes but excellent schools often see stronger appreciation than low-tax towns with weaker amenities.
The information in this guide is based on the most recent available data and is subject to change. Property tax rates and bills vary by individual property. Consult with a tax professional for personalized advice.
© [2026] Guarriello Realty. All rights reserved. This content may not be copied, reproduced, or republished without express written permission.
