Property Taxes in Monmouth County, New Jersey: A Comprehensive Guide

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In this article, we will delve into the somewhat daunting topic of property taxes in Monmouth County, New Jersey. Property taxes can often be a major concern for both homebuyers and sellers, and it’s important to have a clear understanding of how they work in order to make informed decisions. We will be joined by a real estate expert and township tax assessor, Mike Briaco, who will help us dispel some common myths and provide valuable insights into the world of property taxes.

Understanding Property Taxes in Monmouth County

Monmouth County, located in the state of New Jersey, falls somewhere in the middle when it comes to property tax rates. While it may not have the highest tax rates compared to counties like Bergen and Essex, it is still an important consideration for both buyers and sellers in the real estate market.

One common misconception is that purchasing a property at a higher price automatically leads to a significant increase in property taxes. However, this is not always the case. In Monmouth County, there are 53 municipalities, with around 45 of them conducting annual reassessments. During these reassessments, the value of properties is adjusted to reflect market conditions. This means that while the value of your property may increase, the overall tax rates in the municipality may not rise proportionately.

The tax rate is determined by three components: the town’s budget, the county’s budget, and the school district’s budget. These components are combined and divided by the taxable base of the town to calculate the tax rate. Therefore, it’s crucial to understand that tax assessors like Mike Briaco are not responsible for deciding the tax rates. Their role is to assess the value of properties.

An Entertaining Game: Exploring Tax Rates in Monmouth County

To make the topic of property taxes a little more engaging, we decided to play a game with Mike Briaco. We created a deck of cards, each card representing a different township in Monmouth County, along with its corresponding tax rate for 2021. The goal was to guess the tax rate based on the township name. For every incorrect guess, there would be a fun punishment, such as taking a shot of hot sauce or pickle juice.

While the game provided some light-hearted entertainment, it also highlighted the fact that tax rates can vary significantly throughout Monmouth County. Beach towns tend to have lower tax rates, while areas with well-regarded schools and high property values may have higher tax rates.

Utilizing Tools to Assess Property Taxes

For homeowners looking to gain a better understanding of their property taxes, there are several tools available. One highly recommended resource is the Monmouth County Tax Estimator, created by the Monmouth County Tax Board. This tool allows users to input their property address and obtain information about assessments and taxes for the past few years. It also provides an estimate of the property taxes for the current year based on the estimated tax rate.

By utilizing this tool, potential homebuyers can get a clearer picture of what to expect in terms of property taxes before making a purchase. It is especially useful for those house hunting in the months leading up to the release of the new tax rates.


Property taxes are an essential aspect of the real estate market in Monmouth County, New Jersey. Understanding how they are calculated and the factors that can influence them is crucial for both buyers and sellers. Through our discussion with Mike Briaco, a real estate expert and township tax assessor, we have debunked some common myths and shed light on the intricacies of property taxes.

Remember, when it comes to property taxes, the value of your property is not the sole determinant of tax rates. It is the combination of the town, county, and school budgets, along with the taxable base, that ultimately influences the tax rate. By utilizing resources such as the Monmouth County Tax Estimator, individuals can gain a better understanding of their property taxes and make informed decisions in the real estate market.

We hope this article has provided valuable insights into property taxes in Monmouth County, New Jersey. Whether you are a potential homebuyer or seller, having a clear understanding of property taxes will help you navigate the real estate market with confidence.

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