2025 Property Taxes in Monmouth County vs. Ocean County: Which Jersey Shore Towns Have the Highest and Lowest Taxes?

Property taxes are always a major consideration when buying a home in New Jersey, especially here at the Jersey Shore. Two homes with similar purchase prices can have very different monthly payments depending on the town they are located in.

The latest 2025 New Jersey property tax data shows a noticeable difference between Monmouth County and Ocean County property taxes, along with some big differences from town to town.

Average Property Taxes in Monmouth County

The average residential property tax bill in Monmouth County for 2025 is $11,664.

That is up from an average of $10,930 in 2024, an increase of approximately 6.7%.

Some popular Monmouth County towns and their 2025 average property tax bills include:

• Howell: $9,885• Wall Township: $10,477• Freehold Township: $11,415• Middletown: $11,666• Manalapan: $11,343• Marlboro: $12,779• Long Branch: $12,635• Asbury Park: $11,178• Red Bank: $10,937• Keansburg: $7,478

There were also some noticeable increases compared with 2024. Middletown's average bill increased about 9.3%, Keansburg increased about 10.3%, Neptune Township increased about 15.7%, and Asbury Park increased roughly 20%.

Highest Property Taxes in Monmouth County

Based on average residential tax bills, Deal had the highest average in Monmouth County at $25,585.

Other higher-tax municipalities included:

• Rumson: $23,607• Allenhurst: $19,654• Fair Haven: $18,950• Colts Neck: $17,589• Little

Silver: $16,481

Many of these towns also have significantly higher average home values, so a larger average tax bill does not necessarily mean the town has the highest tax rate.

Lowest Property Taxes in Monmouth County

The lowest average residential tax bill was Shrewsbury Township at $5,127.

Other relatively lower averages included:

• Keansburg: $7,478• South Belmar: $8,254• Tinton Falls: $8,456• Freehold Borough: $8,842• Highlands: $8,985

Average Property Taxes in Ocean County

Ocean County continues to come in considerably lower than Monmouth County when looking at the average residential tax bill.

The 2025 Ocean County average is $8,114, compared with $7,593 in 2024. That works out to an increase of approximately 6.9%.

Here are some popular Ocean County towns:

• Brick: $8,093• Jackson: $9,038• Lacey: $7,902• Barnegat: $7,608• Manchester: $5,327• Berkeley: $5,442• Point Pleasant Borough: $9,767• Point Pleasant Beach: $10,430• Stafford Township: $7,777• Seaside Park: $9,950

Compared with 2024, Brick's average bill increased about 5.5%, Jackson increased about 6.3%, Point Pleasant Borough increased about 6.5%, Lacey increased about 8.6%, and Manchester increased approximately 7.4%.

Highest Property Taxes in Ocean County

The highest average residential tax bill in Ocean County was Mantoloking at $26,010.

Other higher-tax municipalities included:

• Bay Head: $18,055• Harvey Cedars: $12,507• Beach Haven: $12,295• Long Beach Township: $11,901• Point Pleasant Beach: $10,430

Many of these are waterfront and beach communities with extremely high property values, which plays a major role in the size of the average tax bill.

Lowest Property Taxes in Ocean County

At the other end of the spectrum, Manchester Township had the lowest average residential property tax bill in Ocean County at $5,327.

Other lower-tax towns included:

• Berkeley Township: $5,442• Lakehurst: $5,831• South Toms River: $6,006• Beachwood: $6,635• Little Egg Harbor: $6,670

This is one reason areas like Manchester, Berkeley, and southern Ocean County can be attractive to buyers who are focused on keeping their overall monthly housing costs down.

Monmouth County vs. Ocean County Property Taxes

The difference between the two counties is pretty substantial.

Monmouth County average property tax bill: $11,664

Ocean County average property tax bill: $8,114

That is a difference of about $3,550 per year, or almost $296 per month, based on the countywide averages.

For a buyer comparing homes in both counties, that can make a real difference in the overall monthly payment.

However, it is important to remember that these are only averages. Property values vary dramatically throughout both counties, and the actual tax bill on a particular home is much more important than the town average.

Why Do NJ Property Taxes Vary So Much From Town to Town?

New Jersey property taxes are based on a property's assessed value along with the taxes levied locally for things such as municipal government, schools, and county expenses.

Because property values and local budgets vary, neighboring towns can have very different average tax bills.

This is also why you should not automatically assume a town with a high average tax bill has a high tax rate. A town filled with million-dollar homes may have higher average bills simply because the properties themselves are worth considerably more.

What Buyers Should Look At When Comparing Homes

When I'm helping buyers compare homes in Monmouth County or Ocean County, I always recommend looking beyond just the purchase price.

A $600,000 home with $7,000 in annual taxes can have a very different monthly payment than another $600,000 home with $12,000 in taxes.

You also want to look at the actual taxes on the individual property rather than relying strictly on a town average. Renovations, additions, new construction, and changes in assessments can also potentially affect future property taxes.

Which Jersey Shore Town Is Right for You?

There really isn't one town that is best for everybody.

Some buyers prioritize lower property taxes. Others care more about school districts, proximity to the beach, commuting, property size, waterfront access, or being close to restaurants and downtown areas.

That's why comparing the entire cost of owning the home is so important.

If you're thinking about buying or selling a home anywhere in Monmouth County, Ocean County, or along the Jersey Shore, I'd be happy to help you compare different towns, property taxes, home values, and current listings to figure out what makes the most sense for you.