New Jersey Property Taxes in 2026: The Burlington County Homeowner's Guide

Your New Jersey property tax bill is calculated by multiplying your home's assessed value by your town's general tax rate, expressed per $100 of assessed value. In Burlington County, the average residential property tax bill was about $7,786 in 2024, below the New Jersey state average of roughly $9,898, because the county portion of the tax is the lowest in the state and home values run lower than in northern New Jersey (source: NJ Division of Taxation, MOD IV Average Residential Tax Report, Tax Year 2024). Even so, New Jersey's statewide average effective property tax rate of about 2.23% is the highest in the country, roughly double the national average of 0.9% (source: Tax Foundation, 2023 data).

This guide is written for Burlington County homeowners who want to understand their tax bill, know whether they are paying a fair share, and act before deadlines pass. I am Bob Millaway, a licensed New Jersey REALTOR (license 791082) with Epique Realty. I have spent more than 20 years working in Burlington County real estate, helped over 728 families buy and sell homes here, and I am an AI Certified Agent™. My job is to give you the facts in plain language, with no pressure and no sales pitch.

How are New Jersey property taxes calculated?

New Jersey property taxes are local taxes. Your town, your school district, and the county each adopt budgets, and property taxes fund them. Your personal share is determined by one simple formula:

The municipal tax assessor assigns an assessed value to your home. New Jersey law directs assessors to value property at 100% of true market value as of October 1 of the year before the tax year. Each February, the county collects budgets from the municipality, the school district, and the county, then certifies a general tax rate for every town. To get that rate, it divides the total money each taxing district needs by the total assessed value of all taxable property in the town.

A real example helps. If your home in Burlington County is assessed at $300,000 and your town's general tax rate is $3.00 per $100, your bill is ($300,000 ÷ 100) × $3.00, which is $9,000 a year. The state's average general tax rate is roughly $3.18 per $100 (source: municipal tax guidance on the state's assessment formula).

One point confuses many homeowners: your assessed value is not the same as your sale price or your appraised value. If your town has not done a revaluation recently, its assessed values may lag behind current market prices. What matters for your tax bill is the assessed value on your tax record and the rate your town certifies.

What is the average property tax rate in Burlington County?

There is no single Burlington County property tax rate. Each of the county's 40 municipalities, which include cities, boroughs, and townships, certifies its own general tax rate every year (source: Burlington County list of municipalities). That is why a home in Burlington City, which had a 2024 general rate around 4.33 per $100, can carry a very different bill than a comparable home in Burlington Township, which had a 2024 certified rate near 2.9 to 3.0 per $100 (source: NJ Division of Taxation, 2024 General Tax Rates).

Broadly, Burlington County's effective property tax rate, which compares taxes to home value, is roughly 2.0%. That is below the statewide average of about 2.23%, but still about double the national median around 1.0% (source: SmartAsset county rate estimates). Translated into dollars, the average residential tax bill in Burlington County was about $7,786 in 2024 versus a statewide average of about $9,898, because both assessments and rates run lower here (source: NJ Division of Taxation, MOD IV report).

If you are shopping for a home, remember that median home values in Burlington County cluster around $350,000 to $395,000. I always pull the actual tax bill and the certified rate for a specific address before advising a buyer, because the town-level variation is too large to trust a county average.

Why do property tax rates vary so much between Burlington County towns?

A town's tax rate is simply its budget divided by its total assessed value, multiplied by 100. Three pieces dominate every Burlington County bill, and their mix explains most of the variation between towns (source: NJ DCA residential tax data, 2025):

• School taxes: roughly 63-64% of the average Burlington County residential bill. Towns in regional school districts, and towns with larger school budgets, tend to have higher rates.
• Municipal taxes: roughly 20-21% of the bill, covering local services such as police, road maintenance, and administration. Towns with higher service costs set higher rates.
• County taxes: about 15.5% of the bill, and this is where Burlington County stands out. The county's portion of the tax is the lowest average county tax anywhere in New Jersey, which helps keep the total bill down.

Town-level differences also come from the mix of businesses and other ratable property. A town with a strong commercial base, think parts of Mount Laurel and Evesham, spreads the tax burden across more non-residential property, which can hold residential rates lower. Towns with few commercial ratables lean more heavily on homeowners.

For buyers across South Jersey, this is the single most useful habit: always compare the total annual tax bill on a specific home, not just the sticker price. A lower-priced home in a town with a high rate can cost more each month than a slightly pricier home in an efficient town. I run that comparison for every buyer I work with in Moorestown, Medford, Mount Laurel, Delran, Cinnaminson, and across Burlington County.

What is your home assessed at, and how do you find it?

Your assessed value appears on your annual tax bill, and it is also available online. The Burlington County Board of Taxation and your municipal tax assessor's office both publish property records searchable by address or by block and lot number. The record shows your assessed value, subdivided into land and improvement values, your town's tax rate, and your total tax amount.

To understand whether you are assessed fairly, compare your assessed value per square foot with a handful of similar homes in your neighborhood. If your neighbor's nearly identical home is assessed 10% below yours on the same street, that gap points directly to a possible appeal. Your assessor is required to value your home at full market value, so a clear pattern of inconsistent assessments matters.

For a full walkthrough of reading your record and comparing assessments, see the HomeCircle handbook guide on understanding your property taxes in New Jersey.

When can I appeal my property tax assessment in New Jersey?

If you believe your assessment is too high, you can file an appeal with the Burlington County Board of Taxation. The property must be assessed at under $1 million; properties at $1 million or more appeal directly to the New Jersey Tax Court. An appeal challenges your assessed value, not your tax rate and not the total amount of tax you owe (source: NJ Division of Taxation, Guide to Tax Appeal Hearings).

The deadlines matter more than almost anything else, and they are easy to miss:

• April 1 is the standard deadline to file your appeal for most municipalities.
• If your assessment notice is postmarked on or after February 1, you instead have 45 days from the notice date to file.
• Municipalities that completed a revaluation or reassessment in the prior year may push the deadline to May 1.

Because the calendar differs by town, check with the Burlington County Board of Taxation or your township tax collector early in the year. Missing the deadline means waiting a full year for the next cycle, so mark it on your calendar before tax season begins. For the complete step-by-step process, the HomeCircle handbook covers property tax appeals in New Jersey.

Is an appeal worth it for a Burlington County homeowner?

Often, yes, but only when you have solid evidence. A successful appeal requires a case that your assessed value is lower than similar homes that actually sold near the assessment date. The County Board process is designed to be accessible to homeowners, and the filing fee is modest. For most residential properties the DIY path is practical.

The savings compound. A reduction of $20,000 in assessed value in a town with a $3.00 rate saves about $600 a year, which is $6,000 over a decade. Compare that to the time and small fee involved, and an appeal is frequently worth pursuing when you have a genuine disparity. I have seen Burlington County homeowners win appeals armed with nothing more than a few comparable sales and a clear, honest explanation.

When are you better off talking to a professional? If your property is assessed at $1 million or more, if you plan to challenge a County Board decision in Tax Court, or if you want certainty before you file, a tax attorney or property tax appeal specialist is worth the money.

What relief programs can lower Burlington County property taxes?

Beyond appeals, New Jersey offers several programs that directly lower what you pay out of pocket, and many homeowners simply never apply. The most important for 2026 include:

• ANCHOR: the state's primary property tax relief program, providing direct payments to qualifying homeowners with incomes under $250,000. It is not automatic for everyone, so confirm your eligibility and apply within the filing period.
• Senior Freeze (Property Tax Reimbursement): reimburses eligible seniors and disabled homeowners for property tax increases above a base year. It requires an annual application.
• Veterans Deduction and Disabled Veterans Exemption: qualified veterans can subtract from their bill or, in some cases, claim a full exemption on their primary residence.
• State income tax deduction: New Jersey lets primary homeowners subtract a portion of their property taxes from state taxable income, subject to income limits.

I have written a complete breakdown of every relief program, its eligibility, and its deadlines in How to Lower Your Property Taxes in New Jersey. That post is the ideal next read once you understand the mechanics in this guide.

Frequently Asked Questions

What is the formula for calculating New Jersey property taxes?

Your annual bill equals your assessed value divided by 100, multiplied by your town's general tax rate per $100. For example, a home assessed at $300,000 in a town with a $3.00 rate pays ($300,000 ÷ 100) × $3.00, or $9,000 a year.

Is Burlington County's property tax rate higher or lower than the New Jersey average?

Lower. Burlington County's average residential tax bill was about $7,786 in 2024, versus a statewide average near $9,898, and its effective rate of roughly 2.0% sits below the state average of about 2.23%. Burlington County also has the lowest average county portion of the tax in New Jersey.

When is the deadline to appeal my property tax assessment in New Jersey?

For most municipalities the standard deadline is April 1 of the tax year. If your assessment notice is postmarked on or after February 1, you get 45 days from the notice date, and some towns that completed a revaluation use a May 1 deadline. Check with the Burlington County Board of Taxation.

Do I appeal my tax rate or my assessed value?

You appeal your assessed value only. You cannot appeal the tax rate or the total amount of tax you owe. A successful appeal is based on evidence that your assessment is out of line with comparable properties.

How much can I save by appealing my Burlington County assessment?

Savings vary by case. A $20,000 reduction in assessed value at a $3.00 rate saves about $600 a year, and $40,000 would save about $1,200 a year. Over a decade, even a modest reduction means thousands of dollars.

Why do two similar Burlington County homes have different tax bills?

Because taxes are set at the municipal level. Different towns certify different general tax rates depending on their school, municipal, and county budgets, on the amount of commercial ratable property, and on how current their assessments are. Always check the specific address's bill.

Are property taxes deductible or offset by any state programs for Burlington County homeowners?

Yes. Programs such as ANCHOR, the Senior Freeze, and veterans exemptions reduce what you pay, and New Jersey lets primary homeowners subtract a portion of their property taxes from state taxable income within income limits. Each has its own eligibility and application requirements.