Property tax rates in South Jersey range from approximately 2.3% to 3.0% of assessed home value, depending on the town. The average annual tax bill for a median-priced home varies from roughly $5,000 in more affordable communities to over $16,000 in premium towns like Moorestown and Haddonfield.
When you are comparing towns for your next move, the property tax rate is one of the most important factors to consider. Two towns with similar home prices can have dramatically different monthly tax bills, and those differences add up to tens of thousands of dollars over the life of a 30-year mortgage.
This guide provides a side-by-side comparison of property tax rates across the most popular towns in Burlington County, Camden County, and Gloucester County, so you can make an informed decision about where to buy.
2.3-3.0%
Effective Tax Rate Range
$5K-16K
Annual Tax Bill Range
3
Counties Compared
1.0%
National Avg Rate
How to Compare Property Tax Rates Across Towns
Before diving into the numbers, it is important to understand how to compare property taxes fairly across different towns. Here is what to look for:
- Effective tax rate. This is the actual percentage of your home's market value that you pay in taxes. It is calculated by dividing the annual tax bill by the property's market value. This is the most useful metric for comparing towns because it accounts for differences in assessment ratios.
- Average annual tax bill. This is the dollar amount you will actually pay. It is the product of the tax rate and your home's assessed value. When comparing towns, look at the tax bill for a home at the price point you are considering.
- What you get for your taxes. A higher tax rate does not necessarily mean worse value. Higher-tax towns often have better schools, more services, and higher property values. The key is to understand what you are getting for your money.
Burlington County Property Tax Comparison
Burlington County offers a wide range of tax rates and home prices. Here is how the major towns compare:
| Town | Effective Rate | Median Home Price | Avg Annual Tax |
|---|---|---|---|
| Moorestown | 2.6%-2.8% | $535K-$787K | $12K-$16K |
| Medford | 2.4%-2.6% | $400K-$550K | $8K-$12K |
| Mount Laurel | 2.3%-2.5% | $375K-$500K | $7K-$10K |
| Marlton (Evesham) | 2.4%-2.6% | $375K-$525K | $7.5K-$11K |
| Cinnaminson | 2.5%-2.7% | $350K-$475K | $7K-$9K |
| Delran | 2.5%-2.7% | $325K-$425K | $6.5K-$8.5K |
| Lumberton | 2.3%-2.5% | $350K-$475K | $6K-$9K |
| Hainesport | 2.4%-2.6% | $350K-$500K | $7K-$10K |
| Burlington Township | 2.6%-2.8% | $300K-$425K | $6.5K-$9K |
| Riverton | 2.5%-2.7% | $350K-$500K | $7K-$10K |
| Palmyra | 2.7%-2.9% | $250K-$375K | $6K-$8K |
| Florence | 2.6%-2.8% | $250K-$350K | $5.5K-$7.5K |
| Willingboro | 2.8%-3.0% | $200K-$300K | $5K-$7K |
| Bordentown City | 2.5%-2.7% | $300K-$450K | $6K-$9K |
Camden County Property Tax Comparison
Camden County has a mix of urban, suburban, and historic communities. Here is how the tax rates stack up:
- Cherry Hill: Effective rate 2.5%-2.7%. Median home price $350K-$600K. Average annual tax $7.5K-$12K.
- Haddonfield: Effective rate 2.6%-2.8%. Median home price $500K-$1M+. Average annual tax $12K-$16K+.
- Collingswood: Effective rate 2.7%-2.9%. Median home price $300K-$450K. Average annual tax $6K-$9K.
- Audubon: Effective rate 2.6%-2.8%. Median home price $275K-$400K. Average annual tax $5.5K-$8K.
- Voorhees: Effective rate 2.4%-2.6%. Median home price $350K-$550K. Average annual tax $7K-$10K.
- Haddon Township: Effective rate 2.6%-2.8%. Median home price $300K-$450K. Average annual tax $6.5K-$9K.
Gloucester County Property Tax Comparison
Gloucester County is generally more affordable than Burlington and Camden counties, with lower home prices and slightly lower effective tax rates:
- Mullica Hill: Effective rate 2.3%-2.5%. Median home price $400K-$600K. Average annual tax $7K-$10K.
- Pitman: Effective rate 2.5%-2.7%. Median home price $250K-$375K. Average annual tax $5K-$7K.
- Glassboro: Effective rate 2.6%-2.8%. Median home price $225K-$350K. Average annual tax $4.5K-$6.5K.
- Washington Township: Effective rate 2.4%-2.6%. Median home price $300K-$425K. Average annual tax $5.5K-$8K.
- Deptford: Effective rate 2.5%-2.7%. Median home price $250K-$375K. Average annual tax $5K-$7K.
What Drives the Differences in Tax Rates Between Towns?
You might wonder why two adjacent towns with similar homes can have very different tax rates. Here are the main factors:
- School district budgets. School funding accounts for 50-60% of your property tax bill. Towns with higher spending per student, smaller class sizes, and more programs tend to have higher tax rates. Moorestown and Haddonfield are examples of towns with exceptional school systems and correspondingly high tax rates.
- Commercial tax base. Towns with a strong commercial and industrial tax base can spread the tax burden across more properties, reducing the rate for residential homeowners. Mount Laurel and Cherry Hill benefit from significant commercial development.
- Municipal services. Towns that provide more services, such as their own police force, garbage collection, snow removal, and extensive parks and recreation programs, will have higher municipal budgets and higher tax rates.
- Property values. Towns with higher property values need a lower tax rate to raise the same amount of revenue. This is why Moorestown, despite having high tax bills, has an effective rate that is not dramatically higher than surrounding towns.
- Debt and infrastructure. Towns that have recently built new schools, upgraded infrastructure, or taken on debt for capital projects will have higher tax rates to service that debt.
How to Choose a Town Based on Property Taxes
When you are comparing towns, do not look at the tax rate in isolation. Here is a better approach:
- Start with your budget. Determine your total monthly housing budget, including mortgage, taxes, insurance, and HOA fees.
- Calculate the tax component. For each town you are considering, estimate the monthly tax bill on a home at your target price point.
- Consider the value proposition. A town with higher taxes but better schools may save you money on private school tuition. A town with higher taxes but excellent services may provide a better quality of life.
- Think long-term. Property taxes tend to increase over time. Consider the historical trend of tax increases in each town you are considering.
- Factor in tax deductions. You can deduct state and local taxes (SALT) on your federal return, up to $10,000. This reduces the effective cost of your property taxes.
For a deeper look at tax benefits, see our guide on Property Tax Deductions Every New Jersey Homeowner Should Know.
Frequently Asked Questions
Which South Jersey town has the lowest property taxes?
For Burlington County, Mount Laurel and Lumberton have among the lowest effective tax rates. For Gloucester County, Mullica Hill offers competitive rates. The lowest tax bills tend to be in towns with lower home values, like Willingboro and Florence.
Which South Jersey town has the highest property taxes?
Moorestown and Haddonfield have the highest average annual tax bills, reflecting their premium home values and top-rated school systems. Annual tax bills in these towns can exceed $16,000 for higher-value properties.
How do property taxes affect my monthly mortgage payment?
Most lenders require you to pay property taxes through an escrow account included in your monthly mortgage payment. For a $450,000 home in Burlington County, expect to pay $600 to $1,200 per month in property taxes alone.
Do higher property taxes mean better schools?
Generally, yes. Towns with higher property taxes tend to have better-funded schools, which translates to higher test scores, more programs, and better facilities. However, some towns achieve excellent educational outcomes with more efficient spending.
How often do property tax rates change in South Jersey?
Tax rates are set annually based on each municipality's budget. They can change every year, though significant changes typically require voter approval for school budgets or municipal spending increases.
Should I choose a town based on property taxes alone?
No. Property taxes are one factor among many. Consider schools, commute, housing options, community feel, and lifestyle fit. A town with slightly higher taxes but a better fit for your family is often the better choice.
Find the Right Town for Your Budget
Choosing the right town is about balancing property taxes, home prices, schools, commute, and lifestyle. I have helped hundreds of families find the right fit in Burlington County and South Jersey. Let me help you understand the full picture, including property taxes, so you can make a confident decision.
Bob Millaway
Redfin Senior Agent and AI Certified Agent with over 20 years of experience helping families find the right home in the right town across South Jersey. License: Salesperson · 791082 · NJ
About Bob