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Updated 2025 Tax Year

Ocean County
Property Tax Guide

Everything you need to know about property taxes in Ocean 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
$1.578 per $100 of assessed value (varies by municipality)
Exemptions
5+ Available
Section 1

How Property Tax Works

Ocean County, New Jersey operates on a property tax system that serves as the primary funding mechanism for local services including schools, municipal operations, county services, and special districts. For the 2025 tax year, Ocean County maintains a stable county tax rate of 28.2 cents per $100 of assessed value, with the total combined tax rate reaching $1.578 per $100 of assessed value. The county's ratable base of $176.5 billion helps maintain this relatively stable rate structure.

Property tax rates in Ocean County vary significantly by location within the county due to different municipal rates, school district levies, and special taxing districts. While the county portion remains consistent, your total effective tax rate depends on your specific municipality and any special assessments in your area. Properties are assessed at approximately 99.33% of market value for 2025, and the county conducts periodic revaluations to maintain assessment accuracy across all municipalities.

Section 2

What Makes Up Your Tax Bill

ComponentRate (per $100)Description
County Tax$0.282Ocean County services and operations
Municipal TaxVariesCity/township services (varies by municipality)
School TaxVariesLocal and regional school districts
Library TaxVariesPublic library funding (where applicable)
Fire District TaxVariesFire protection services (where applicable)
Total Combined Rate$1.578Average combined rate for FY 2025

Note: These rates apply to the 2025 levy year. Municipal, school, and special district portions vary significantly by location within Ocean County. Contact your local tax assessor for your specific total rate, as it may differ from the county average of $1.578 per $100 of assessed value.

Section 3

When Are Property Taxes Due?

For the 2025/2026 tax year in Ocean 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 Ocean County are triggered by changes in property ownership, new construction, or improvements that increase a property's assessed value during the tax year. When these events occur, the MOD-IV assessment system generates an updated assessment record, which may result in additional tax liability for the current year.

For example, if you complete a home addition worth $50,000 in June, and your total tax rate is $1.578 per $100, you would owe approximately $789 in supplemental taxes ($50,000 × 0.01578) prorated for the remaining months of the tax year. The supplemental bill is calculated from the date the improvement was completed and is due within 30 days of the bill date. These supplemental assessments are separate from your regular quarterly tax payments and require immediate payment upon receipt.

Example Calculation

Example 1: $300,000 Home

  • Assessed Value: $298,000 (99.33% ratio)
  • Less: Senior Citizens Tax Deduction: -$250 (if applicable and applied for)
  • Net Taxable Value: $297,750
  • Annual Tax: $297,750 × 0.01578 = $4,695
  • Monthly Escrow: $391

Example 2: $600,000 Home

  • Assessed Value: $596,000 (99.33% ratio)
  • Less: Veteran's Tax Credit: -$250 (if applicable and applied for)
  • Net Taxable Value: $595,750
  • Annual Tax: $595,750 × 0.01578 = $9,401
  • Monthly Escrow: $784

Example 3: $1,000,000 Home

  • Assessed Value: $993,300 (99.33% ratio)
  • Less: Homestead Credit: Variable (caps assessment increases if applied for)
  • Net Taxable Value: ~$993,300
  • Annual Tax: $993,300 × 0.01578 = $15,670
  • Monthly Escrow: $1,306

Note: All tax credits require separate applications and are not automatic. Contact the Ocean County Tax Assessor for specific credit eligibility and application procedures.

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Section 5

Escrow & Property Taxes

Most mortgage lenders in Ocean County require property tax escrow accounts for loans exceeding 80% loan-to-value ratio. Your lender collects 1/12th of your estimated annual property tax bill with each monthly mortgage payment, plus an additional cushion amount (typically 2 months). The escrow account pays your quarterly tax bills on the due dates: February 1, May 1, August 1, and November 1.

Lenders perform annual escrow analyses and may adjust your monthly payment if taxes increase or decrease significantly. You'll receive an escrow statement showing all deposits and payments made on your behalf. If you pay taxes directly without escrow, ensure you budget for the quarterly payments and monitor due dates carefully, as late payments incur penalties and interest. You can verify your current tax balance and payment history through the Ocean County tax payment system before making payments to avoid overpayment or underpayment issues.

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 property taxes due in Ocean County for 2025? A: Property taxes are due quarterly on February 1, May 1, August 1, and November 1. The final quarter payment is due by September 19, 2025.

Q: What tax credits are available and do they require applications? A: Ocean County offers several tax credits including Senior Citizens Deduction, Veterans Tax Credit, and Disabled Veterans Credit. All credits require separate applications and are NOT automatic - you must apply through the county assessor's office annually.

Q: How does the Homestead Credit work? A: The Homestead Credit (now called ANCHOR program) caps annual assessment increases rather than reducing market value. It requires annual application and limits how much your assessed value can increase year-over-year, not your actual property value.

Q: When can I appeal my property assessment? A: Assessment appeals must be filed by April 1 of the tax year. If your municipality had a district-wide revaluation, the deadline extends to May 1, 2026. Appeal forms are available through the county assessor's office.

Q: What happens if I pay my taxes late? A: Late payments incur interest charges of 8% per annum from the due date, plus potential penalty fees. Continued non-payment can result in tax lien placement on your property.

Q: Can I pay property taxes online? A: Yes, Ocean County provides online payment options through their official tax payment portal. You can pay by electronic check or credit card, though credit card payments may include processing fees.

Q: How often are properties reassessed in Ocean County? A: Ocean County conducts periodic revaluations to maintain the assessment ratio near 100% of market value. The current ratio is 99.33% for 2025. Individual municipalities may have different reassessment schedules.

Q: Do special districts add to my tax bill? A: Yes, fire districts, library districts, and other special taxing authorities within Ocean County add separate charges to your total tax bill. These rates vary by location and are included in your total effective tax rate.

Verified Sources

Backed by 10 Official Government Sources

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

01
Press Release Detailsco.ocean.nj.us
02
Tax Doc
Tax Assessortwpoceannj.gov
03
Equalization Tablenj.gov
04
County
Tax Board Home | Ocean County Board of Taxationtax.co.ocean.nj.us
05
Tax Doc
Tax Collectionocnj.us
06
The Official Website of The Township of Ocean, NJ - Hometwpoceannj.gov
07
Tax Doc
Oc Property Taxesnacdashboard.nara.gov
08
Press Release Detailsco.ocean.nj.us
09
County
Property Tax Benefits | Ocean County Board of Taxationtax.co.ocean.nj.us
10
County
Parcels and MOD-IV of Ocean County, NJ (fgdb download)anrgeodata.vermont.gov
All sources verified as of 2025 Tax Year

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