30 N.J. towns with the lowest property tax bills (2024)

Farrell, Tim

By Samantha Marcus | NJ Advance Media for NJ.com

New Jersey is known for having the highest property taxes in the country. In 2016, the average tax bill hit $8,549. But in many towns the average is well below that mark.

Here are the 30 New Jersey towns with lowest property tax bills — all where homeowners pay less than half the state average.

30. Vineland

The list kicks off with Vineland in Cumberland County, which has the 30th lowest property taxes in New Jersey. Cumberland County will make a half dozen appearances on the countdown. The average 2016 property tax bill in the citywas $4,102.

29. Washington Township

Homeowners in Washington Township, Burlington County, paid, on average, $4,093 in property taxes in 2016. Roughly 77 cents of every dollar helped fund schools, while 23 cents went to the county. (Lori M. Nichols | For NJ.com)

28. Shiloh Borough

The average property tax bill in Shiloh Borough was $4,068. The borough was responsible for just 12.2 percent of the levy, while schools accounted for 50.9 percent and Cumberland County, 36.9 percent. (Cindy Hepner | South Jersey Times)

27. Montague Township

Montague Township — one of two Sussex County municipalities on the list — had an average real estate tax bill of $4,055.

26. Middle Township

This kicks off the first of seven Cape May County locales to make the list. Middle Township's average property tax bill was $4,047. (Lori M. Nichols | South Jersey Times)

25. Manchester Township

Homeowners in Manchester Township, Ocean County, paid $4,000 in property taxes, on average. More than half of the taxes, 54.9 percent, were collected for schools, while 26.2 percent was levied by the township and 18.9 percent by the county.

24. Cape May Point Borough

Tax bills in Cape May Point averaged $3,943 last year. The borough had by far the highest average residential property assessment on our list of towns with the 30 lowest property taxes: $687,790. (Kelly Roncace | For NJ.com)

23. West Wildwood Borough

The average real estate tax bill in West Wildwood Borough, Cape May County, was $3,941. The average assessed value of a home was $276,478, and the tax rate was $1.425 for every $100 of taxable assessed value.

22. Wrightstown Borough

Residents in this Burlington County borough paid an average of $3,934 in property taxes last year. Slightly more than 49 percent of their taxes went to fund schools, while 36.2 percent funded the municipality and 14.5 percent flowed to the county.(Michael Mancuso | The Times of Trenton)

21. Lower Township

In 2016, Lower Township in Cape May County had a $3,834 average property tax bill. The average residential assessment was $229,504, with a tax rate of 1.671 percent.

Andre Malok

20. Fairfield Township

The average property tax bill in Fairfield Township, Cumberland County, was $3,807. The township collected $7.4 million in taxes, of which 43.3 percent wentto the county, 38.6 percent wentto schools and 18.1 percent wentto the township.

19. Paulsboro Borough

The only Gloucester County municipality on this list, Paulsboro had an average real estate tax bill of $3,801.

18. Folsom Borough

The average property tax bill in Folsom Borough, Atlantic County, was $3,769.

17. Salem

Salem, in Salem County, had an average property tax bill of $3,737 in 2016.

16. North Wildwood

This Jersey Shore city in Cape May County had an average property tax bill of $3,698. Its average residential assessment, $304,515, was the second-highest on the list. (Matt Dowling | For NJ.com)

Michael Mancuso

15. Trenton

The average property tax bill in the state capital was $3,648. (Michael Mancuso | For NJ.com)

Kerry DeVaul

14. Pemberton Township

In Pemberton Township, Burlington County, not to be confused with the borough, the average property tax bill was $3,627. (Times of Trenton photo | Kerry DeVaul)

13. Winfield Township

Winfield Township is the only Union County municipality to make the list. An average property tax bill of $3,475 landed it in the No. 13 spot. (Amy Kuperinsky | NJ Advance Media for NJ.com)

12. Corbin

The second Atlantic County municipality on the list, Corbin had an average property tax bill of $3,450. The average home was assessed at $189,669.

Tim Larsen

11. Pemberton Borough

In Pemberton Borough, Burlington County, the average property tax bill was $3,336, and the average residential property assessment was $185,129. (Times Photo| Tim Larsen)

David Gard*

10. Downe Township

In Downe, Cumberland County, the average property tax bill is $3,250. The average home was assessed at $152,140, and the tax rate was 2.136 percent.

9. Bridgeton City

The average property tax bill in this Cumberland County municipality was $3,050.

8. Dennis Township

The average property tax bill in this Cape May County township was $2,833. The average residential property assessment was $184,056, with a tax rate of 1.539 percent.

7. Audubon Park Borough

The average property tax bill in this Camden County borough was $2,521.

Audubon Park Borough's total levy was $1.26 million, and 53.1 percent was levied by the municipality. Schools collected 32.1 percent, and the county 14.8 percent.

SJN

6. Commercial Township

In Commercial Township, Cumberland County, the average property tax bill was $2,415. The average residential property assessment was $113,328.

The county reaoed 41.4 percent of the property taxes collected, while schools were responsible for 32 percent of the levy and the municipality for 26.6 percent.

South Jersey Times

5. Lower Alloways Creek Township

The average property tax bill in this Salem County township was $2,012 last year. The average residential property assessment was about $130,000, while the tax rate was $1.549 per $100 in taxable assessed value.

3. Walpack Township

This Sussex County township is tied for third place with an average property tax bill of $1,828. That's just $6 higher than in 2015.

Walpack is thetiniest town on the countdown, with just 4residents, according tothe American Community Survey's 2015 5-year estimates

3. Teterboro Borough

A $132 drop in the average property tax bill helped Teterboro move up on the list, from No. 5 in 2015 to being tied for No. 3 in 2016. Like Walpack, the average real estate tax bill was $1,828.

Teterboro's population isjust 85, according to the American Community Survey's 2015's 5-year estimates, and it is the only Bergen County locale on the list.

2. Woodbine Borough

Woodbine, in Cape May County, held onto the No. 2 spot from last year. In 2016, the average property tax bill was $1,783, a $93 increase over 2015.

More than 68 percent of tax collected pay for schools, while 16 percent funds municipal government and 15 percent goes to county coffers.

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1. Camden

The average property tax bill in Camden, one of the poorest and most dangerous cities in the country, was $1,589 in 2016. That's $56 higher than the 2015 average bill.

Municipal taxes account for 53.5 percent of the total taxes, while the county accounts for 31.5 percent and schools, 15 percent. The Camden City School District is the most dependent on state aid. About nine of every $10 that goes into Camden public schools comes from the state.

Learn more about New Jersey property taxes

30 towns with the highest property tax bills in N.J.

N.J. towns where property taxes hurt the most

N.J. towns where property taxes hurt the least

15 towns where taxes would be highest on the average N.J. home