When people shop for a house in Bergen County, they look at the price, the school district, the commute. Property taxes often come last. They shouldn't. In 2025 the average residential tax bill in Bergen County was $14,200 a year, according to the New Jersey Division of Taxation. In some towns it was more than $25,000.
And the bill can change a lot from one town to the next. Two houses with the same price, a few miles apart, can carry tax bills that differ by thousands of dollars a year. That's the cost of a car payment, every month, for as long as you own the home.
This guide explains how New Jersey property taxes work, why the "tax rate" you see listed can be misleading, and how to compare towns properly. The full table for every Bergen County municipality is further down.
How property taxes work in New Jersey
Your tax bill comes from two numbers: the assessed value of your home, set by the town's tax assessor, and the town's general tax rate. Multiply them and you have the bill. That rate covers everything the town levies for: the municipality itself, the local schools and Bergen County.
The catch is that assessed value is often not the same as market value. Towns don't revalue every home every year, so assessments drift away from what homes actually sell for. In some Bergen towns the assessments are close to market value. In others they're far below it.
That's why the state publishes an equalization ratio for every town, which shows how assessments compare with real market values. In the 2026 Bergen County equalization table, Paramus's ratio is 98.37%, so its assessments are close to market value. Ridgewood's is 60.52%. At that town-wide ratio, a $600,000 assessment corresponds to roughly $991,000, but the ratio does not establish the market value of an individual house.
General tax rate vs. effective tax rate
This is the number that confuses buyers most. Because assessments vary so much, comparing general tax rates between towns tells you very little. Ridgewood's 2025 general rate was 2.890%, almost double Paramus's 1.499%. That looks like a huge gap, but it mostly reflects how low Ridgewood's assessments are.
The effective tax rate adjusts for those differences, giving buyers a town-level comparison on a common valuation basis. On that measure, Ridgewood's 2025 rate was 1.944% and Paramus's 1.434%. There's still a real difference, but it's much smaller than the general rates suggest.
When you compare towns, use the effective tax rate. When you estimate the bill on a specific house, use that house's assessment and the general rate.
Which Bergen County towns have the lowest and highest property taxes?
In 2025, the effective tax rate across Bergen County's 70 towns ranged from under 0.8% to about 2.6%. The middle town sat at about 2.06%.
Lowest effective tax rates, 2025
- Alpine: 0.794%
- Rockleigh: 0.871%
- Teterboro: 0.891%
- Englewood Cliffs: 0.995%
- Saddle River: 1.030%
Highest effective tax rates, 2025
- Ridgefield Park: 2.598%
- Hackensack: 2.527%
- River Edge: 2.459%
- Glen Rock: 2.436%
- Emerson: 2.423%
A low rate doesn't mean a low bill. Alpine has the lowest rate in the county, but its homes are so expensive that its average residential tax bill was $23,291, one of the highest. The rate tells you how heavily homes are taxed; the bill tells you what the typical homeowner actually pays.
By the average bill, the most expensive towns in 2025 were Demarest ($26,112), Tenafly ($25,128), Alpine ($23,291), Haworth ($21,262) and Franklin Lakes ($20,718). The cheapest, leaving out tiny Teterboro, which has only seven residential properties, were East Rutherford ($8,182), Moonachie ($9,092), Carlstadt ($9,392) and Rochelle Park ($9,855).
Bergen County property tax rates by town (2025)
| Town | General tax rate 2025 | Effective tax rate 2025 | Average residential tax bill 2025 |
|---|---|---|---|
| Allendale | 2.030% | 1.971% | $17,912 |
| Alpine | 0.837% | 0.794% | $23,291 |
| Bergenfield | 3.738% | 2.202% | $12,571 |
| Bogota | 2.398% | 2.293% | $11,850 |
| Carlstadt | 1.705% | 1.681% | $9,392 |
| Cliffside Park | 2.836% | 1.920% | $10,772 |
| Closter | 2.072% | 2.017% | $19,574 |
| Cresskill | 2.269% | 2.014% | $20,282 |
| Demarest | 1.805% | 1.924% | $26,112 |
| Dumont | 2.340% | 2.346% | $13,048 |
| East Rutherford | 1.609% | 1.586% | $8,182 |
| Edgewater | 1.645% | 1.545% | $11,038 |
| Elmwood Park | 3.202% | 2.150% | $10,741 |
| Emerson | 3.420% | 2.423% | $15,316 |
| Englewood | 3.116% | 2.088% | $14,778 |
| Englewood Cliffs | 1.165% | 0.995% | $15,880 |
| Fair Lawn | 3.661% | 2.202% | $12,418 |
| Fairview | 2.275% | 2.075% | $11,467 |
| Fort Lee | 2.700% | 1.839% | $12,983 |
| Franklin Lakes | 1.904% | 1.400% | $20,718 |
| Garfield | 3.479% | 1.956% | $10,006 |
| Glen Rock | 3.407% | 2.436% | $20,141 |
| Hackensack | 3.209% | 2.527% | $10,307 |
| Harrington Park | 3.271% | 2.286% | $17,840 |
| Hasbrouck Heights | 2.657% | 2.354% | $13,833 |
| Haworth | 3.225% | 2.185% | $21,262 |
| Hillsdale | 3.330% | 2.301% | $15,874 |
| Ho-Ho-Kus | 2.501% | 1.706% | $19,834 |
| Leonia | 3.609% | 2.199% | $15,910 |
| Little Ferry | 2.436% | 2.330% | $11,006 |
| Lodi | 3.540% | 2.006% | $11,433 |
| Lyndhurst | 2.225% | 2.089% | $11,543 |
| Mahwah | 2.127% | 1.563% | $10,236 |
| Maywood | 2.156% | 2.100% | $11,950 |
| Midland Park | 3.688% | 2.372% | $14,908 |
| Montvale | 2.552% | 1.989% | $14,026 |
| Moonachie | 1.769% | 1.755% | $9,092 |
| New Milford | 2.178% | 2.261% | $14,008 |
| North Arlington | 2.236% | 2.187% | $11,442 |
| Northvale | 3.328% | 2.266% | $13,446 |
| Norwood | 2.892% | 2.054% | $16,196 |
| Oakland | 2.185% | 2.168% | $13,747 |
| Old Tappan | 2.346% | 1.785% | $19,377 |
| Oradell | 2.295% | 2.251% | $18,178 |
| Palisades Park | 1.463% | 1.393% | $11,727 |
| Paramus | 1.499% | 1.434% | $13,061 |
| Park Ridge | 3.333% | 2.195% | $15,830 |
| Ramsey | 2.059% | 2.068% | $15,131 |
| Ridgefield | 1.694% | 1.723% | $11,337 |
| Ridgefield Park | 3.061% | 2.598% | $13,167 |
| Ridgewood | 2.890% | 1.944% | $20,596 |
| River Edge | 2.420% | 2.459% | $16,344 |
| River Vale | 2.801% | 2.236% | $17,198 |
| Rochelle Park | 2.934% | 2.004% | $9,855 |
| Rockleigh | 0.839% | 0.871% | $13,615 |
| Rutherford | 3.200% | 2.314% | $14,063 |
| Saddle Brook | 2.373% | 2.173% | $11,303 |
| Saddle River | 1.067% | 1.030% | $20,339 |
| South Hackensack | 1.851% | 1.885% | $11,497 |
| Teaneck | 2.292% | 2.219% | $14,383 |
| Tenafly | 2.973% | 2.086% | $25,128 |
| Teterboro | 1.050% | 0.891% | $1,986 |
| Upper Saddle River | 2.590% | 1.750% | $20,432 |
| Waldwick | 2.295% | 2.167% | $12,961 |
| Wallington | 1.950% | 2.013% | $11,372 |
| Washington Township | 2.859% | 1.943% | $13,480 |
| Westwood | 2.162% | 2.110% | $12,163 |
| Wood-Ridge | 2.990% | 2.019% | $11,545 |
| Woodcliff Lake | 2.186% | 2.043% | $20,637 |
| Wyckoff | 2.026% | 1.708% | $16,425 |
Rates are percentages of assessed value (general) and of market value (effective). 2026 tax rates were not yet published by the state at the time of writing.
How to estimate the property tax on a home
Quick comparison between towns. Applying each town's effective rate to a hypothetical $900,000 value illustrates the difference between the towns, using 2025 rates. These are town-level comparisons, not estimates of the actual tax bill on a particular home. The Division of Taxation says the effective rate is not to be used to compute a tax bill.
| Town | Effective tax rate 2025 | Town-level illustration on $900,000 (not a tax bill) |
|---|---|---|
| Paramus | 1.434% | about $12,900 |
| Ramsey | 2.068% | about $18,600 |
| Hackensack | 2.527% | about $22,700 |
| Ridgefield Park | 2.598% | about $23,400 |
Same price, a gap of roughly $10,500 a year between Paramus and Ridgefield Park, or close to $900 a month.
For a specific house. Look up its current assessment, which is public, and multiply it by the town's general tax rate. A Ridgewood home assessed at $700,000, at the 2025 general rate of 2.890%, would owe about $20,230 a year. Here, the general rate is doing the calculation. Use the actual assessment and the rate for the relevant tax year, rather than applying an effective rate to the asking price.
Two cautions. These are estimates, and the real bill can differ. And the seller's current bill is only a starting point: if the town goes through a revaluation, or you add on to the house and get an added assessment, your bill can change.
What homebuyers should do before making an offer
- Ask for the actual tax bill. It's usually in the listing, and it's on public record. Use it, not the town average.
- Check the assessment against the price. If a house is assessed far below what you're paying, ask the town's assessor whether a revaluation or reassessment is scheduled. A low town-wide ratio alone does not tell you when one will happen.
- Watch for recent changes. In the 2026 equalization table, a few towns, including Ho-Ho-Kus, Washington Township and Northvale, jumped from ratios in the 60s to above 100%. That usually follows a revaluation, which shifts who pays what within the town.
- Budget the whole monthly cost. Add taxes to the mortgage, homeowners insurance, maintenance and any association fees.
- Look into relief programs. New Jersey runs property tax relief programs for homeowners, with extra help for seniors. Check the Division of Taxation's website for current eligibility.
- Know you can appeal. If you think your assessment is too high, you can file an appeal with the Bergen County Board of Taxation. Deadlines are strict.
Frequently asked questions
Which Bergen County town has the lowest property tax rate?
Alpine, with an effective tax rate of 0.794% in 2025. Its homes are so valuable, though, that its average residential tax bill was still $23,291.
Which Bergen County town has the highest property tax rate?
Ridgefield Park, with an effective rate of 2.598% in 2025, followed by Hackensack at 2.527%.
What is the average property tax bill in Bergen County?
$14,200 in 2025, across all residential properties in the county.
Which Bergen County town has the highest average tax bill?
Demarest, at $26,112 in 2025, followed by Tenafly at $25,128.
What's the difference between the general and effective tax rate?
The general rate applies to a home's assessed value. The effective rate applies to its market value, so it's the one to use when comparing towns.
Information checked October 20, 2026. The tables use the state's latest published tax rates and average tax bills (2025), alongside the 2026 county equalization table. The state's 2026 residential statistics are available, but their average tax-bill column is not yet populated. Your actual bill depends on the specific property.
Sources
- New Jersey Division of Taxation: 2026 Bergen County Equalization Table
- New Jersey Division of Taxation: 2025 General and Effective Tax Rates
- New Jersey Division of Taxation: 2025 Average Residential Statistics
- New Jersey Division of Taxation: Property Tax Statistics and Rate Definitions
- New Jersey Division of Taxation: Assessment and Appeals
More about Bergen County housing
Explore our Bergen County Housing Market 2026 report for home values, listings and taxes by town, or browse the Real Estate section.
