By Slava Zborovsky · Updated
Among these 19 Bergen County towns, the 2025 average residential property tax bill ranged from $10,236 in Mahwah to $25,128 in Tenafly, according to the New Jersey Division of Taxation.
Average residential tax bill, 2025, lowest to highest
The average bill is the town's total residential levy divided by its residential properties; your bill depends on your assessment.
| Town | Average bill, 2025 | Change from 2024 | Effective rate | General rate |
|---|---|---|---|---|
| Mahwah | $10,236 | +3.2% | 1.563% | $2.127 |
| Westwood | $12,163 | +5.7% | 2.11% | $2.162 |
| Washington Township | $13,480 | +3.3% | 1.943% | $2.859 |
| Montvale | $14,026 | +3.1% | 1.989% | $2.552 |
| Emerson | $15,316 | +3.7% | 2.423% | $3.420 |
| Park Ridge | $15,830 | +2.7% | 2.195% | $3.333 |
| Hillsdale | $15,874 | +5.1% | 2.301% | $3.330 |
| Wyckoff | $16,425 | +4.0% | 1.708% | $2.026 |
| River Vale | $17,198 | +3.4% | 2.236% | $2.801 |
| Allendale | $17,912 | +3.5% | 1.971% | $2.030 |
| Old Tappan | $19,377 | +7.0% | 1.785% | $2.346 |
| Ho-Ho-Kus | $19,834 | +4.7% | 1.706% | $2.501 |
| Saddle River | $20,339 | +3.5% | 1.03% | $1.067 |
| Upper Saddle River | $20,432 | +3.5% | 1.75% | $2.590 |
| Ridgewood | $20,596 | +1.1% | 1.944% | $2.890 |
| Woodcliff Lake | $20,637 | +5.1% | 2.043% | $2.186 |
| Franklin Lakes | $20,718 | +6.9% | 1.4% | $1.904 |
| Alpine | $23,291 | +3.1% | 0.794% | $0.837 |
| Tenafly | $25,128 | +5.4% | 2.086% | $2.973 |
General rate: dollars per $100 of assessed value. Effective rate: the general rate adjusted to market value. NJ Division of Taxation, 2024 and 2025 Average Residential Statistics and 2025 General Tax Rates.
Why the bill and the rate tell different stories
A town with expensive homes can have a high average bill but a low effective rate, because the rate is applied to higher values. Comparing both gives a truer picture of what a home will cost to carry.
For any town, the town guide on this site shows its bill, rate and the change from 2024.
Selling soon? Get a written valuation or use the NJ closing-cost calculator.
- Which Bergen County town has the lowest property taxes?
- Of these 19 towns, Mahwah had the lowest 2025 average residential bill, $10,236, and Alpine the lowest effective rate, 0.794%. Tenafly had the highest average bill, $25,128.
- How is property tax calculated in Bergen County?
- Your bill is your assessed value times the town's general tax rate, which is set per $100 of assessed value. A $600,000 assessment at a general rate of $2.000 per $100 is a $12,000 bill. The property tax calculator on this site runs it for any Bergen town.
- What is the difference between the general and the effective tax rate?
- The general rate is applied to your assessed value. The effective rate adjusts it for how close assessments are to market value in that town, so it is the better number for comparing towns: it is roughly the share of a home's market value paid in tax each year.
Sources
Written by Slava Zborovsky, Broker Associate with The Agency One Rock and a licensed New Jersey broker since 2007. About Slava · LinkedIn
