By Exit Desk
New Jersey may have the highest average property taxes in the country, but not every town pays five-figure bills. Several communities — especially along the Shore and in high-value residential areas — consistently maintain some of the lowest property tax burdens in the state. Here are the towns homeowners should watch in 2026.
Why These Towns Have Lower Taxes
Towns with the lowest property taxes typically share three traits:
- High property values, which spread the tax levy over fewer dollars per homeowner
- Strong commercial ratables, reducing the residential burden
- Lower school spending or shared services with neighboring districts
These factors allow towns to maintain rates in the 1.00%–1.80% range, far below the state’s typical suburban rate of 2.00%–2.80%.
Top 10 Lowest Property Tax Towns in New Jersey for 2026
(Estimated based on consistent multi-year trends and 2025 certified data.)
1. Mantoloking (Ocean County)
Regularly posts one of the lowest local tax rates in the entire state. Very high home values keep rates minimal.
2. Sea Girt (Monmouth County)
Small, affluent community with a strong tax base and consistently low municipal and school tax rates.
3. Avalon (Cape May County)
With exceptionally high property values and large seasonal revenue, Avalon maintains one of NJ’s lowest effective tax burdens.
4. Stone Harbor (Cape May County)
Neighboring Avalon, this borough also benefits from strong ratables, seasonal population, and a low tax rate.
5. Harding Township (Morris County)
Rural, spread-out, and extremely high-value properties create one of the lowest tax bills relative to home prices in North Jersey.
6. Colts Neck (Monmouth County)
High-value homes, large lots, and a modest school tax rate keep the overall burden low.
7. Longport (Atlantic County)
Small island borough with high-value homes and a strong seasonal tax base.
8. Deal (Monmouth County)
A unique tax structure and very high-value real estate lead to lower local rates.
9. Surf City (Ocean County)
A mix of seasonal properties and high property values helps keep the effective tax burden down.
10. Ship Bottom (Ocean County)
Another Shore town benefiting from high home values and moderate year-round service demands.
What These Towns Have in Common
Even though these towns have low rates, their average bills may still appear high because home values are so elevated. The key is the effective tax rate, which remains far lower than statewide averages.
High-value towns with strong seasonal revenue simply don’t need to raise as much from each homeowner.
Who Benefits Most From Low-Rate Towns?
- retirees looking to reduce long-term tax burden
- families choosing high-value, low-density communities
- second-home buyers and investors
- residents who benefit from Shore economies and seasonal ratables
For these groups, the lower effective rates can mean thousands in annual savings.
Are Low-Rate Towns Immune to Increases?
No town is immune, but historically:
- reassessments tend to bring smaller shifts
- school spending grows more slowly
- commercial and seasonal ratables shield homeowners
These towns remain among the most stable year to year.
Official Source Links
NJ Property Tax Relief Programs
https://www.nj.gov/treasury/taxation/relief.shtml
NJ Property Tax Data & Annual Reports
https://www.nj.gov/dca/divisions/dlgs/resources/property_tax.html
