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Updated 2025 Tax Year

Middlesex County
Property Tax Guide

Everything you need to know about property taxes in Middlesex 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
1.886% (2024 general tax rate)
1st Due
Feb 1
2nd Due
May 1
Exemptions
5+ Available
Section 1

How Property Tax Works

Middlesex County, New Jersey operates under a property tax system that serves as the primary funding mechanism for local government services, school districts, and county operations. Property owners pay taxes based on their property's assessed value, which supports essential services including public education, police and fire protection, road maintenance, libraries, and municipal services. The county's property tax system follows New Jersey's decentralized model, where individual municipalities set their own tax rates based on local budget requirements and property values.

The effective tax rate in Middlesex County typically ranges around the state average of approximately 1-2% of assessed value, with the 2024 general tax rate recorded at 1.886%. Property taxes are collected quarterly throughout the year, making them a significant ongoing expense for homeowners and businesses. The county's diverse municipalities, from urban centers like New Brunswick to suburban townships like Edison, may have varying tax rates based on their individual service needs and property value distributions.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $100 assessed value)Description
Municipal TaxVaries by municipalityFunds local government services, police, fire, public works
School TaxVaries by school districtLargest component, funds K-12 public education
County TaxVaries annuallyCounty services, courts, parks, health services
Special AssessmentsVaries by districtFire districts, libraries, utilities, improvement districts
Total Rate (2024)$1.886Combined rate per $100 of assessed value

Note: Individual municipalities within Middlesex County will have different total rates based on their specific budget requirements and special district assessments.

Section 3

When Are Property Taxes Due?

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

First Installment
Feb 1
Delinquent after Dec 10
Second Installment
May 1
Delinquent after Apr 10
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 property taxes in Middlesex County are triggered by significant changes to property ownership or improvements that occur after the annual assessment date (typically October 1st). Common triggers include new construction, major renovations, property transfers with reassessment, subdivision of land, or changes in property use classification. These supplemental bills ensure that tax obligations accurately reflect current property conditions and ownership throughout the tax year.

Supplemental taxes are calculated by applying the current tax rate to the difference between the new assessed value and the previous assessed value, prorated for the remaining months in the tax year. For example, if a homeowner completes a $100,000 addition in June that increases their assessed value by $80,000, they would receive a supplemental bill for approximately 50% of the annual tax on that $80,000 increase (covering July through December), which at a 1.886% rate would equal approximately $755 for the partial year.

Example Calculation

Property Value: $300,000

  • Assessed Value: $300,000
  • Less Exemptions: $0 (standard residential)
  • Net Taxable Value: $300,000
  • Tax Rate: 1.886%
  • Annual Tax: $5,658
  • Monthly Escrow: $471

Property Value: $600,000

  • Assessed Value: $600,000
  • Less Exemptions: $0 (standard residential)
  • Net Taxable Value: $600,000
  • Tax Rate: 1.886%
  • Annual Tax: $11,316
  • Monthly Escrow: $943

Property Value: $1,000,000

  • Assessed Value: $1,000,000
  • Less Exemptions: $0 (standard residential)
  • Net Taxable Value: $1,000,000
  • Tax Rate: 1.886%
  • Annual Tax: $18,860
  • Monthly Escrow: $1,572

Note: Examples use 2024 general rate. Actual rates vary by municipality and may include additional exemptions.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Middlesex County require property tax escrow accounts for loans with less than 20% down payment, though many homeowners opt for escrow regardless for budgeting convenience. Lenders collect monthly property tax payments along with mortgage payments, depositing funds into an escrow account that earns interest for the borrower. The lender pays property tax bills directly to the municipality when quarterly payments are due on February 1, May 1, August 1, and November 1.

Lenders must provide annual escrow statements showing deposits, payments, and account balances, and they may adjust monthly escrow amounts based on actual tax bills and projected changes. Property owners should verify that their lender pays taxes on time and for the correct amount, as the property owner remains ultimately responsible for tax obligations even when using escrow services. Homeowners can typically obtain escrow waivers after reaching 20% equity, though some lenders may require higher equity levels or charge fees for this service.

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Section 6

Frequently Asked Questions

Q: When are property taxes due in Middlesex County? A: Property taxes are due quarterly on February 1, May 1, August 1, and November 1. Interest accrues on late payments.

Q: How do I pay my property taxes online? A: Most municipalities offer online payment through their websites, accepting credit cards and e-checks (fees may apply). Check with your specific municipality's tax collector.

Q: What exemptions are available for homeowners? A: New Jersey offers homestead benefits with rebates up to $1,500 for homeowners earning $150,000 or less, and reduced benefits for incomes up to $250,000. Senior and veteran exemptions may also apply.

Q: How do I appeal my property assessment? A: Contact the Middlesex County Board of Taxation at https://www.middlesexcountynj.gov/government/departments/department-of-administration/board-of-taxation for appeal procedures and deadlines.

Q: What happens if I pay my taxes late? A: Interest accrues on unpaid taxes, and properties may be subject to tax lien sales if taxes remain unpaid for extended periods.

Q: How often are properties reassessed? A: Reassessment schedules vary by municipality, but the county conducts periodic revaluations to ensure equitable assessments across all properties.

Q: Can I get a payment plan for delinquent taxes? A: Many municipalities offer payment plans for delinquent taxes. Contact your local tax collector's office to discuss options and requirements.

Q: How do I update my mailing address for tax bills? A: Contact your municipal tax collector's office with your new address. Many municipalities also offer email notifications for tax bill reminders.

Verified Sources

Backed by 10 Official Government Sources

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

01
2025 Middlesexnj.gov
02
Coefficients of Deviationnj.gov
03
Table of Equalized Valuationsnj.gov
04
Tax Doc
TaxSewerPaymentedisonnj.gov
05
Tax Doc
Tax Collectormiddlesexboro-nj.gov
06
Tax Doc
Tax Collector's Office - Burlington Township,twp.burlington.nj.us
07
Eligible NJ homeowners and renters may receive up to ...middlesexcountynj.gov
08
AR174pub.njleg.gov
09
SCR74pub.njleg.state.nj.us
10
S490pub.njleg.state.nj.us
All sources verified as of 2025 Tax Year

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