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Updated 2025 Tax Year

Cumberland County
Property Tax Guide

Everything you need to know about property taxes in Cumberland County, NJ. Rates, due dates, exemptions, and how it affects your monthly payment.

10 Official Sources
8 min read
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Quick Facts
Tax Rate
2.5% to 3.5% of assessed value, varies by municipality and special districts
Exemptions
5+ Available
Section 1

How Property Tax Works

Cumberland County property taxes fund essential local services including public education, municipal services, county operations, and various special districts. Property owners in Cumberland County pay taxes based on their property's assessed value multiplied by the combined tax rate for their specific location. The effective tax rate in Cumberland County typically ranges from approximately 2.5% to 3.5% of assessed value, though this varies significantly by municipality and special taxing districts within the county.

Tax rates vary considerably across different areas within Cumberland County due to local municipal rates, school district levies, and special assessment districts. Each property's total tax bill reflects the combined rates of all applicable taxing authorities for that specific location. Property assessments in New Jersey are conducted at the municipal level, with most Cumberland County municipalities reassessing properties periodically to maintain current market valuations.

Section 2

What Makes Up Your Tax Bill

ComponentApproximate Rate RangeDescription
County General$0.40-$0.60 per $100Cumberland County operations, services
Municipal$0.80-$1.50 per $100Local city/township services
School District$1.20-$2.00 per $100Public education funding
Special Districts$0.05-$0.25 per $100Fire, library, utility districts
Total Combined$2.45-$4.35 per $100Varies by location within county

Note: These are estimated ranges for planning purposes. Official 2025 tax rates have not yet been released by Cumberland County. Actual rates vary significantly by municipality and special taxing districts. Contact your local tax assessor for current rates specific to your property location.

Levy Year: Rates shown are estimates for FY 2025-2026. Official rates are typically released closer to the tax year.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Cumberland County, property taxes are due in two installments:

Pro tip: If you pay through mortgage escrow, your lender splits these payments across your monthly mortgage. If you pay directly, set calendar reminders to avoid late penalties.
Section 4

Supplemental Tax Bills

Supplemental taxes in Cumberland County are additional property tax assessments triggered by specific events that change a property's value or ownership during the tax year. The most common triggers include change of ownership (such as home sales), completion of new construction, major renovations that increase property value, or subdivision of property.

When a supplemental tax is assessed, it covers the difference between the old assessment and the new assessment, prorated for the remaining months in the tax year. For example, if a property sells in March and the new assessed value is higher than the previous assessment, the new owner would owe supplemental taxes on the increased value for the remaining 10 months of the tax year. The calculation uses the current tax rate multiplied by the assessment increase, then prorated by the number of months remaining in the tax year.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $300,000
  • Senior Citizen Tax Credit Applied: -$250 (if eligible, requires application)
  • Net Taxable Value: $300,000
  • Tax Rate: $3.00 per $100
  • Annual Tax: $9,000 - $250 = $8,750
  • Monthly Escrow: $729

Example 2: $600,000 Home

  • Assessed Value: $600,000
  • Homestead Benefit Credit Applied: -$350 (if eligible, requires application)
  • Net Taxable Value: $600,000
  • Tax Rate: $2.80 per $100
  • Annual Tax: $16,800 - $350 = $16,450
  • Monthly Escrow: $1,371

Example 3: $1,000,000 Home

  • Assessed Value: $1,000,000
  • No credits applied
  • Net Taxable Value: $1,000,000
  • Tax Rate: $2.65 per $100
  • Annual Tax: $26,500
  • Monthly Escrow: $2,208

Note: Tax credits shown require separate applications and eligibility verification. Homestead benefits limit assessment growth rather than providing direct bill reductions.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Cumberland County require borrowers to maintain an escrow account for property tax payments. Lenders collect monthly escrow payments as part of your mortgage payment and pay property taxes directly to the county on your behalf. The lender estimates your annual tax obligation and divides it by 12 months, often adding a cushion to ensure sufficient funds are available.

Property tax payments in Cumberland County are typically due by September 28th each year. Lenders usually pay taxes before the due date to avoid penalties. Your lender will provide an annual escrow analysis showing the previous year's tax payments and any adjustments needed for the coming year. If property taxes increase due to reassessment or rate changes, your monthly escrow payment may be adjusted accordingly. Property owners should verify that their lender has paid taxes on time by checking with the Cumberland County Tax Collector's office.

How HonestCasa Helps
  • Understand whether your escrow is set correctly
  • See how rising taxes will change your monthly payment
  • Plan ahead instead of being surprised by "shortage" letters
Section 6

Frequently Asked Questions

Q: When are Cumberland County property taxes due for 2025? A: Property taxes for the 2025 tax year are typically due by September 28, 2025. Late payments incur penalties and interest charges.

Q: What tax credits are available in Cumberland County and do I need to apply? A: Available tax credits include the Homestead Benefit, Senior Citizen Credit, Disabled Person Credit, and Veteran's Credit. All credits require separate applications and are not automatically applied. Contact the Cumberland County Tax Board for application forms and deadlines.

Q: How does the Homestead Benefit work? A: The Homestead Benefit caps annual assessment increases on your primary residence, typically limiting growth to 10% per year. You must file an application to receive this benefit - it is not automatic. The benefit limits assessment growth rather than reducing your property's market value.

Q: When can I appeal my property assessment? A: Regular assessment appeals can be filed from January 1 to April 1. For revalued properties, appeals are accepted until May 1. Added or omitted property appeals can be filed from October 1 to December 1.

Q: What penalties apply for late tax payments? A: Cumberland County charges interest and penalties on late payments. Interest accrues monthly, and additional penalties may apply for payments more than 30 days late.

Q: Can I pay my property taxes online? A: Most Cumberland County municipalities offer online payment options. Check your local tax collector's website or contact their office for available payment methods.

Q: How often are properties reassessed in Cumberland County? A: Reassessment schedules vary by municipality within Cumberland County. Most towns conduct reassessments every 3-5 years or when required by the state to maintain current market valuations.

Q: Are there special district taxes that affect my bill? A: Yes, depending on your location within Cumberland County, you may pay additional taxes for fire districts, library districts, utility authorities, or other special assessments. These vary by specific address and are listed separately on your tax bill.

Verified Sources

Backed by 10 Official Government Sources

Every fact in this guide is sourced from official county, state, and federal documents.

01
County
2025 final equalization table, county of cumberlandnj.gov
02
Tax Doc
2024 General and Effective Tax Ratesnj.gov
03
Coefficients of Deviationnj.gov
04
County
News Landing Page - Cumberland County, New Jersey (NJ)cumberlandcountynj.gov
05
Tax Doc
Property Tax Assessment Appealscumberlandcountynj.gov
06
Tax Doc
NJ Division of Taxation - Archived E-News Mailingsnj.gov
07
2018 Homestead Benefit Applicationnj.gov
08
A5333pub.njleg.gov
09
County
News Landing Page - Cumberland County, New Jersey (NJ)cumberlandcountynj.gov
10
A3801pub.njleg.gov
All sources verified as of 2025 Tax Year

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