How Much Do Property Taxes Add to a Mortgage Payment in Ocean and Monmouth County?
By Sam Alpert, President and Mortgage Loan Originator, NMLS #1961555
New Jersey's average residential property tax bill reached $10,340 in 2025. Most of Ocean County comes in below that; most of Monmouth above it. Town-by-town numbers, and what they do to a monthly payment.
When buyers compare two towns, they usually compare home prices. The property tax bill also changes the monthly cost. Every year, New Jersey's Division of Taxation publishes the average residential tax bill for every municipality. Here is what the 2025 numbers show for Ocean and Monmouth County, and what they mean for a mortgage payment.
What is the average property tax bill in Ocean County?
The 2025 average residential tax bill in Ocean County is $8,114 a year, or about $676 a month. Selected town averages:
- Manchester $5,327
- Berkeley $5,442
- Barnegat $7,608
- Stafford $7,777
- Lacey $7,902
- Brick $8,093
- Toms River (listed as Dover Township) $8,528
- Lakewood $8,976
- Jackson $9,038
- Point Pleasant Borough $9,767
What is the average in Monmouth County?
The 2025 Monmouth County average is $11,664 a year, or about $972 a month. Selected town averages:
- Tinton Falls $8,456
- Howell $9,885
- Wall $10,477
- Manalapan $11,343
- Freehold Township $11,415
- Middletown $11,666
- Marlboro $12,779
- Colts Neck $17,589
- Rumson $23,607
The statewide average is $10,340. The two county averages are about $296 a month apart.
How do property taxes change my mortgage payment?
When a lender decides what you qualify for, it counts your full monthly housing cost - principal, interest, taxes and insurance - in your debt-to-income ratio. That is true whether or not the loan has an escrow account, the CFPB explains. So a higher tax bill lowers the price you qualify for at the same income, even if you plan to pay the taxes yourself.
With an escrow account, the lender also collects one-twelfth of the yearly tax bill inside each monthly payment and pays the tax when it comes due. Two houses at the same price in different towns can therefore carry different monthly payments. The CFPB notes taxes and insurance can change from year to year, so the escrow portion of a payment can move after closing.
Is the town average what I will pay?
No. The average covers every home in town, from small condos to new construction. A specific house has its own bill, based on its assessed value and the local rate. Before you offer, look up the actual property: current tax bills are public record through the New Jersey county tax boards' record search at njactb.org. Then run the real bill through a payment estimate instead of the town average.
What should I do before making an offer?
- Look up the actual home's current tax bill. It is public record.
- Compare monthly payments between towns, not just prices.
- Get pre-approved with real numbers so the tax bill is in the budget from the start. See the pre-approval guide.
- Run the full payment including taxes on the calculator.
- If cash at closing is tight, ask how a seller credit can help.
Frequently asked questions
Are property taxes included in my mortgage payment?
Usually, yes - through an escrow account, where one-twelfth of the yearly bill is collected with each monthly payment. If your loan has no escrow, you pay the town directly and must budget for it yourself, the CFPB notes. Either way, the tax cost counts when the lender qualifies you.
Do property taxes affect how much I can qualify for?
Yes. Lenders measure your debt-to-income ratio using your full monthly housing cost, which includes property taxes - not just principal and interest.
Will my tax bill be the same as the seller's?
Not guaranteed. Bills are based on the town's assessment and can change year to year. Check the property's current bill rather than assuming.
Which county has lower property taxes, Ocean or Monmouth?
On the 2025 averages, Ocean County ($8,114) is lower than Monmouth County ($11,664). The town matters more than the county: town averages run from $5,327 in Manchester to $26,010 in Mantoloking in Ocean County, and from $5,127 in Shrewsbury Township to $25,585 in Deal in Monmouth County.
Sam Alpert, NMLS #1961555. Spring Home Company, NMLS #2741914. Not a commitment to lend. Tax figures are 2025 municipal averages published by the NJ Division of Taxation; a specific property's bill will differ.