A 2025 general rate of $1.758 with a $10,547 average bill. The third FMERA host completing the tri-municipality arc — with Netflix Phase 1B and Monmouth Square.
Eatontown Borough sits at the crossroads of central Monmouth County, bordered by Shrewsbury to the north, Oceanport to the east, Long Branch and West Long Branch to the southeast, Ocean Township to the south, and Tinton Falls to the west. Named after Thomas Eaton — whose grist mill operated on Eatontown Brook in the 1670s — the borough has a layered incorporation history: originally formed as a township on April 4, 1873, and reincorporated as a borough on March 8, 1926. The borough now occupies 5.89 square miles of total area (5.84 land + 0.05 water), with elevation of 52 feet and density of 2,327.9 per square mile. The 2020 Census recorded 13,597 residents; 2023 estimates place the borough at 13,496 (declining 0.74 percent from 2020 — structurally distinct from the growing Tinton Falls and Oceanport populations among the FMERA tri-municipality). Mayor Anthony Talerico Jr. (D, term ends December 31, 2026) leads the Borough Council form of government, with Acting Administrator William P. Lucia III and Municipal Clerk Julie Martin operating from Borough Hall on Broad Street.
The tax math is structurally distinctive in three ways. First: Eatontown’s 2025 effective tax rate of 1.576 percent dropped from 1.663 percent in 2024 — a meaningful 5.2 percent compression on the effective rate plus a 6.1 percent compression on the general rate (from $1.872 in 2024 to $1.758 in 2025). Few Monmouth municipalities are achieving rate compression this large in 2025; the structural driver is the commercial ratable expansion now underway. Second: the Eatontown School District local tax levy has grown sharply from $17,388,618 in 2023-24 to $21,239,925 in 2025-26 — a 22 percent increase over two years, reflecting both enrollment growth (962 to 985 students) and operational cost pressure. Third: Eatontown is the third Fort Monmouth FMERA host municipality, holding the Netflix Studios Phase 1B parcel (eight soundstages, 2028 target opening), the Suneagles Golf Course, and Bell Works Fort Monmouth — while also hosting the Kushner $500 million Monmouth Square redevelopment immediately adjacent on Route 35. For the comprehensive analysis of how Eatontown’s development trajectory compares to its prestige Holmdel sister-township, see our pillar coverage at Holmdel vs Eatontown: A 2026 Side-by-Side Read on Schools, Taxes, Commute, and Long-Term Appreciation.
Four structural variables drive the 2026 Eatontown budget cycle. First: the Monmouth Square redevelopment is delivering retail and apartment phases in late 2026 (Whole Foods anchor, 1,000 Livana apartments, Prince Street Pizza, Cava, Van Leeuwen, Offshore Coffee, STRONG Pilates — nearly 50,000 sq ft of newly-leased space brings the 990,000 sq ft project to 75 percent pre-leased). Second: Netflix Phase 1B construction continues toward the 2028 target opening of eight additional soundstages on the Eatontown portion of the FMERA Mega Parcel, with $66M PILOT payments structured across Oceanport and Eatontown host municipalities. Third: the Eatontown School District local tax levy increases to $21.24M for 2025-26 from $19.11M in 2024-25 (an 11 percent year-over-year growth, sharper than most Monmouth K-8 districts). Fourth: the 2025 general rate compression from $1.872 to $1.758 means current owners are benefiting from incremental ratable expansion already coming online — with substantially more expected through 2028. For the full Monmouth ADP framework and equalization mechanics, see our complete appeal guide.
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The Eatontown Tax Snapshot
Numbers below from the NJ Treasury 2025 General Tax Rates Table, the Monmouth County 2025 County Equalization Table, the NJ DCA MOD-IV 2024 Average Residential Tax Report, and the NJ Department of Education 2025-26 User Friendly Budget Summary for the Eatontown School District.
Eatontown is the third and final Fort Monmouth FMERA host municipality — completing the tri-municipality arc with our Tinton Falls deep dive at Post 21 and our Oceanport tax companion at Post 22. The 1.576 percent effective rate runs below the New Jersey statewide median, the $10,547 average bill sits close to the Monmouth County average, and the rate compression from 2024 to 2025 (general rate down 6.1 percent, effective rate down 5.2 percent) signals that commercial ratable expansion is already producing measurable benefit to residential owners. The 2026-2028 window is the structural inflection point: Monmouth Square’s late-2026 delivery, Netflix Phase 1B’s 2028 target, and Bell Works Fort Monmouth’s ongoing buildout all converge in the same corridor. For the comprehensive structural analysis of Eatontown’s development trajectory vs Holmdel, see our pillar coverage at Holmdel vs Eatontown: A 2026 Side-by-Side Read.
“Eatontown is the rate-compression story among the FMERA tri-municipality. The general rate dropped from $1.872 to $1.758 in one year — a 6.1 percent decrease. That doesn’t happen by accident. That happens when commercial ratable value is being added faster than levy is growing. Monmouth Square is the front edge of that expansion; Netflix Phase 1B and the Bell Works Fort Monmouth office buildout extend it through 2028. Owners who understand the structural timing here can position before the next wave hits.”
The FMERA Tri-Municipality Completed
With Eatontown covered at Post 23, the Fort Monmouth FMERA tri-municipality arc is complete. The three host municipalities — Tinton Falls, Oceanport, and Eatontown — share the 1,127-acre former Army installation but have structurally distinct tax math driven by their different population scales, school district structures, and FMERA section allocations:
| FMERA Tri-Municipality (2025) | Eatontown | Tinton Falls | Oceanport |
|---|---|---|---|
| 2025 General Rate | $1.758 | $1.386 | $1.475 |
| 2025 Effective Rate | 1.576% | 1.423% | 1.452% |
| 2024 Avg Bill | $10,547 | $7,926 | $12,123 |
| Rate Compression 2024-2025 | -6.1% general / -5.2% eff | -0.7% general / -4.6% eff | -6.6% general / -5.3% eff |
| Population 2020 | 13,597 (declining) | 19,181 (+0.39%/yr) | 6,150 (+0.93%/yr) |
| Land Area | 5.84 sq mi | 15.47 sq mi | 3.17 sq mi |
| HS Destination | Monmouth Regional | Monmouth Regional | Shore Regional (W Long Branch) |
| FMERA Mega Parcel | Netflix Phase 1B (eight stages, 2028) | Not Mega Parcel | Netflix Phase 1A (four stages, 2027) |
| FMERA Major Tenants | Netflix Phase 1B, Suneagles Golf, Bell Works | RWJ Barnabas, Commvault, Patriots Square | Netflix Phase 1A, Monmouth Park |
| Other Major Development | Kushner $500M Monmouth Square | Sycamore + Fort Monmouth Rec | Monmouth Park redevelopment (planning) |
Eatontown sits between Tinton Falls (largest at 15.47 sq mi, 19,181 residents, lowest avg bill at $7,926) and Oceanport (smallest at 3.17 sq mi, 6,150 residents, highest avg bill at $12,123) in scale terms. But Eatontown is the most diverse commercial-anchor mix of the three: it gets Netflix Phase 1B (eight soundstages, 2028 target), the Kushner $500M Monmouth Square redevelopment, Bell Works Fort Monmouth (same developer as Holmdel’s Bell Works), and the Suneagles Golf Course — converging in the same Route 35 / Route 36 corridor. Eatontown is also the only FMERA tri-municipality with a declining population baseline (down 0.74% from 2020 to 2023), making the commercial ratable expansion the dominant variable shaping its tax math. For the complete pillar comparison of how Eatontown stacks up against Holmdel in 2026 — including schools, taxes, commute, and long-term appreciation — see our Holmdel vs Eatontown Part 5 pillar. For broader Monmouth County development context, see our Major Development Projects Transforming Monmouth County overview.
The Three Commercial Anchors Converging
Eatontown’s commercial buildout is the most consequential structural transformation underway in central Monmouth County. Three distinct anchors are converging in the same corridor — each on a different timeline, each with different tax-base implications:
Anchor 1: Kushner Monmouth Square ($500M, late 2026 delivery). The redevelopment of the 65-year-old Monmouth Mall (which opened March 1, 1960 and closed in 2025) into an open-air mixed-use town center. Construction commenced spring 2024 with $415M financing from Fortress Investment Group and Rithm Capital Corp. The project includes 990,000 sq ft of retail and restaurant space (75% pre-leased per March 2025 announcements), 1,000 Livana-branded luxury apartments, medical offices, an expansive public green, and pedestrian pathways. Whole Foods anchors with a 40,000 sq ft store in the former Barnes & Noble space. Other named tenants include Prince Street Pizza, Cava, Van Leeuwen Ice Cream, Offshore Coffee, and STRONG Pilates. The Monmouth Square redevelopment is in Eatontown directly — not on FMERA land — meaning it pays full property tax assessment rather than under a PILOT structure.
Anchor 2: Netflix Studios Phase 1B (eight soundstages, 2028 target). The Eatontown portion of the FMERA Netflix Mega Parcel. Where Oceanport gets Phase 1A (four soundstages plus the McAfee Center production offices, targeted to open 2027), Eatontown gets Phase 1B — adding eight additional soundstages with a 2028 target. The $66 million PILOT structure splits between Eatontown and Oceanport per the agreement terms. For comprehensive analysis of the Netflix Studios economic effect, see our Oceanport NJ: Ground Zero for the Netflix Effect pillar.
Anchor 3: Bell Works Fort Monmouth (office/mixed-use buildout). The third Eatontown commercial anchor is Bell Works Fort Monmouth — the same developer’s second metroburb concept following the Holmdel Bell Works conversion of the former Bell Labs site. Bell Works Fort Monmouth is in the former Fort Monmouth headquarters building, adapting the 1950s-era office complex into a mixed-use office, retail, and residential ecosystem. The structural model mirrors the Holmdel original but at a different physical scale. For the Holmdel context and the comparative analysis of Bell Works Holmdel vs Bell Works Fort Monmouth, see our Holmdel NJ Property Taxes 2026 deep dive.
Plus the Suneagles Golf Course and Ridge at Suneagles luxury townhomes. The Suneagles Golf Course is the Eatontown portion of FMERA (Plan Amendment #10, adopted May 2018). The Ridge at Suneagles Condominium — 60 luxury townhomes meandering through Fort Monmouth golf course fairways — demonstrates the residential premium being captured at FMERA-adjacent inventory: the same product type priced at $959K in November 2022 was listing at $1.55M in 2025 (a 62% appreciation in roughly 2.5 years). The Ridge at Suneagles new construction inventory continues to feed into the Eatontown residential ratable base. For the complete analysis of FMERA-adjacent inventory appreciation across the tri-municipality, see our Eatontown vs Holmdel Part 5 pillar.
The three Eatontown commercial anchors operate under structurally different tax frameworks. Netflix Phase 1B is on FMERA land and operates under the $66 million PILOT (Payment in Lieu of Taxes) structure shared with Oceanport — meaning Eatontown receives structured PILOT payments rather than full property tax assessment during the PILOT term. Bell Works Fort Monmouth is also on FMERA land and operates under separate FMERA agreement terms. The Kushner Monmouth Square redevelopment, however, is on non-FMERA private land directly in Eatontown — meaning the project pays full property tax assessment against its completed assessed value. The 990,000 sq ft of retail plus 1,000 luxury apartments at full assessment is the largest single ratable addition Eatontown will see in the 2026-2028 window. The combination of two PILOT-structured FMERA anchors plus one full-assessment Monmouth Square anchor gives Eatontown a uniquely layered commercial ratable trajectory.
Netflix Phase 1B and the $66M PILOT Allocation
Eatontown’s share of the Netflix Studios Fort Monmouth Mega Parcel is structurally critical to the borough’s 2028 tax-base trajectory. The Mega Parcel covers approximately 292 acres of the former Army installation, straddling Eatontown and Oceanport. FMERA approved revised plans on February 21, 2024 under “Amendment 20” to the master reuse plan, permitting motion picture, television, and broadcast studios as principal uses, plus hotel and retail sales and service.
Phase 1A vs Phase 1B allocation. Oceanport gets Phase 1A — four soundstages plus the McAfee Center production offices — targeted to open in 2027. Eatontown gets Phase 1B — eight additional soundstages — targeted to open in 2028. The reason Phase 1A went to Oceanport rather than Eatontown comes down to the McAfee Center itself: the 1997 red brick research building — named for Dr. Walter S. McAfee, the civilian physicist whose work on Project Diana’s 1946 moon radar experiment was done at Fort Monmouth — is being renovated as the operational nerve center for the entire campus. For the complete McAfee Center backstory and Phase 1A details, see our Oceanport NJ: Ground Zero for the Netflix Effect pillar.
The $66 million PILOT split. The Netflix Mega Parcel operates under a $66 million PILOT (Payment in Lieu of Taxes) structure that delivers structured payments to the host municipalities and FMERA over the agreement term, rather than full property tax assessment against the developing parcels. The PILOT payments are split between Eatontown and Oceanport per the agreement terms — with the exact ratio reflecting the proportional acreage and built-square-footage allocation of each phase.
Phase 2 future outdoor backlots. A future Phase 2 on the Gooseneck/400 Area in Oceanport will host outdoor backlots, basecamps, and permanent open space — with timing dependent on Phase 1A and 1B successful operation. The Eatontown Phase 1B commitment is the larger soundstage cluster; the future Phase 2 is the outdoor production support infrastructure on the Oceanport side.
Why this matters to Eatontown residential owners. While Phase 1B is under PILOT (and therefore not delivering full assessment value during the PILOT term), the indirect effects on Eatontown residential demand are already visible. The Ridge at Suneagles luxury townhome pricing trajectory ($959K Nov 2022 → $1.55M list 2025 on the same product type) shows that buyers are pricing in FMERA-adjacent proximity premium independent of the underlying PILOT mechanics. For the broader Monmouth County PILOT comparison — Holmdel Bell Works, Long Branch Pier Village, Netflix Mega Parcel — see our Long Branch Pier Village PILOT explainer and our Holmdel Bell Works PILOT analysis.
The K-8 District and Monmouth Regional HS Cluster
Eatontown School District operates a PreK-8 elementary program then routes students to Monmouth Regional High School — the same regional HS that serves Tinton Falls students per the Tinton Falls deep dive at Post 21.
Enrollment: 985 students. Per the NJ DOE 2025-26 User Friendly Budget Summary: 800 regular full-time + 185 special education full-time. The enrollment has grown moderately from 962 in 2023-24 to 985 in 2025-26.
2025-26 local tax levy: $21,239,925. Up sharply from $19,110,091 in 2024-25 and $17,388,618 in 2023-24 — a 22 percent compound increase over two years. The 2024-25 to 2025-26 year-over-year increase of 11 percent reflects both enrollment growth and operational cost pressure from special education services, preschool aid administration, and capital reserve withdrawals for facilities maintenance.
Monmouth Regional High School. Eatontown 9-12 students attend Monmouth Regional HS — a regional high school serving Eatontown and Tinton Falls students. The two sending K-8 districts (Eatontown SD and Tinton Falls SD) pay per-pupil tuition under the regional arrangement. Monmouth Regional HS operates structurally different from the Shore Regional cluster (serving Oceanport, West Long Branch, Sea Bright, and Monmouth Beach) covered in our Oceanport tax companion at Post 22.
High Technology HS — nearby option. While High Technology High School (Monmouth County Vocational School District magnet, ~1,005 students) is physically located in Tinton Falls, it draws students from throughout the county including Eatontown. Admission is competitive and application-based. The school is consistently ranked among the top public high schools nationally.
“The 22 percent two-year school levy growth in Eatontown is the structural counterweight to the commercial ratable expansion. Both lines are moving up — expenditure and ratable base — but the question is which moves faster. The 2025 rate compression suggests the ratable base is winning the race in the current cycle. If that continues through 2028 as Phase 1B comes online and Monmouth Square fully delivers, residential owners could see meaningful favorable apportionment. The 11 percent year-over-year levy jump for 2025-26 is the watch number going forward.”
How Your Eatontown Tax Bill Is Built
An Eatontown property tax bill combines five independently authorized levies summing to the $1.758 general rate certified for 2025:
Eatontown Borough Municipal Levy. Funds Borough government — Mayor Anthony Talerico Jr.’s administration, the Borough Council, Acting Administrator William P. Lucia III, Municipal Clerk Julie Martin, the Eatontown Police Department, public works covering 5.84 sq mi of roadway and infrastructure, recreation including Leon Smock 80 Acre Park and the F. Bliss Price Arboretum & Wildlife Sanctuary, and the borough’s park system.
Eatontown School District K-8 Levy + Monmouth Regional HS Tuition. The 2025-26 local tax levy of $21,239,925 funds the borough’s K-8 elementary operation. The district then pays per-pupil tuition to Monmouth Regional High School for the 9-12 cohort.
Monmouth County Levy + Library + Open Space. County-level apportionment based on Eatontown’s equalized property value share of the total Monmouth County base. As FMERA commercial parcels and the Monmouth Square redevelopment come online and expand assessed value, the proportional county share will gradually adjust.
FMERA PILOT structured payment. The Netflix Mega Parcel $66M PILOT delivers structured payments to FMERA and the host municipalities (Eatontown and Oceanport) per the agreement terms. PILOT payments offset what would otherwise be standard property tax revenue from the development — structurally distinct from the Monmouth Square redevelopment which pays full property tax assessment.
County Library + Open Space dedicated levies. Standard statutory components plus any special assessment districts that apply to specific subdivisions or service areas within the borough.
2026 Reassessment and Appeal Deadlines
Eatontown participates in the Monmouth County Assessment Demonstration Program (ADP) as an annual reassessment ("RA") municipality. The structural mechanics:
2025 rate compression: -6.1% general, -5.2% effective. The Eatontown general tax rate dropped from $1.872 in 2024 to $1.758 in 2025 — a meaningful 6.1 percent compression. The effective rate dropped from 1.663% to 1.576% — a 5.2 percent compression. This compression is consistent with commercial ratable expansion outpacing levy growth on a percentage basis.
Annual reassessment cycle. Per the Monmouth County Tax Board MARS (Monmouth Annual Reassessment Summary), Eatontown’s assessments are revised annually based on rolling sales analysis. Properties whose individual values increase more than the borough average will pay a higher proportionate share of the tax levy; properties whose values increase less (or decrease) will pay a lesser share. This is the apportionment baseline mechanism.
Appeal deadlines. Eatontown uses Monmouth County’s alternative appeal calendar under the ADP. January 15 is the deadline for properties assessed under $1 million in true value, filed with the Monmouth County Board of Taxation. April 1 is the deadline for properties assessed over $1 million in true value, filed directly with the New Jersey Tax Court. Given the Ridge at Suneagles luxury townhome inventory now listing at $1.55M and other premium Eatontown product crossing the $1M threshold, the Tax Court route is increasingly relevant for the borough’s premium cohort. For why Monmouth runs differently from the rest of New Jersey, see our complete explainer on the ADP framework. For premium-market appeal economics, see our premium-market appeal playbook. For county-board mechanics, see the full NJ appeal playbook.
Mansion Tax and Tax Relief Programs
With Eatontown’s premium inventory at Ridge at Suneagles, Deepwood Estates, Woodmere Estates, Whalepond Woods, Eaton Brook, Laurel Gardens, Mill Pond, Running Brook, The Arboretum, and Vail Community now regularly transacting above the $1 million threshold, the New Jersey Realty Transfer Fee changes adopted under the FY2026 Appropriations Act on July 10, 2025 apply with increasing frequency. The legacy 1 percent Mansion Tax was replaced with a graduated rate applied to the entire sale price.
The full breakdown of the 2025–2026 Realty Transfer Fee structure walks through the new graduated tiers and the pricing-cliff effects near each threshold boundary. For the complete closing-process walkthrough, see the 2026 NJ real estate closing process timeline.
$250 Veteran Deduction + $250 Senior Citizen / Disabled Persons Deduction available under state income guidelines. 100% Disabled Veteran Property Tax Exemption on the primary residence for honorably discharged veterans with 100% service-connected permanent disability.
At the state level: ANCHOR, Senior Freeze, and Stay NJ apply to qualifying Eatontown homeowners. Stay NJ reimburses 50 percent of property taxes for eligible homeowners age 65+, capped at $13,000 with a 2024 cap of $6,500. All three programs are now administered through a single combined PAS-1 application. The Eatontown Borough Tax Collector’s office processes the local property tax deductions; the State of New Jersey processes ANCHOR, Senior Freeze, and Stay NJ through the Division of Taxation. For broader context on long-term carrying cost across NJ municipalities, see our analysis of NJ towns with the lowest property taxes. For contrast on how active PILOTs reshape effective rates in other Monmouth municipalities, see our Long Branch Pier Village PILOT explainer.
The 2026 Budget Watch
Eatontown School District 2026-27 budget. Watch the spring 2026 Board of Education hearings for the local tax levy trajectory (2025-26: $21.24M, up $2.13M from 2024-25 — an 11 percent year-over-year increase). The Monmouth Regional HS per-pupil tuition is the structural variable to monitor; the sharp 22 percent two-year compounded levy growth requires special attention.
Borough Council 2026 municipal budget. Mayor Talerico and the Borough Council adopt the 2026 budget through the spring 2026 hearings. Watch for the impact of Monmouth Square commercial completion contributions and any new municipal expenses tied to FMERA infrastructure coordination.
Monmouth Square Phase 1 commercial completion. Whole Foods opening plus the first wave of restaurant tenants is targeted for late 2026. Each tenant opening represents incremental commercial ratable contribution to Eatontown.
1,000 Livana apartments delivery cycle. The 1,000 luxury apartment units within Monmouth Square deliver in phases through 2026-2028. Each phase represents residential ratable expansion plus added population (potentially offsetting the 2020-2023 declining trajectory).
Netflix Phase 1B construction milestones. Construction of the eight soundstages targets a 2028 opening. Watch for the 2026 ground-breaking date and any FMERA board updates on construction timing.
FMERA PILOT structured payment cycle. The first wave of Netflix-related PILOT payments to Eatontown and Oceanport begins flowing through 2026-2027 budget cycles. Watch for the exact split between municipal, school, and county shares.
Annual ADP reassessment cycle. Eatontown participates in Monmouth County’s annual reassessment program. The November 2026 assessment postcards will reflect the 2027 apportionment baseline.
For the immediate FMERA tri-municipality sister-municipality analyses, see our Tinton Falls deep dive at Post 21 and our Oceanport tax companion at Post 22. For the central-Monmouth cluster analyses, see our Colts Neck, Holmdel, Wall Township, and Middletown deep dives. For the broader Monmouth shore-borough cluster, see our Spring Lake, Sea Girt, Brielle, Loch Arbour, and Lake Como deep dives. For broader Monmouth new construction context, see our 2026 Monmouth County new construction inventory. For the comprehensive Eatontown vs Holmdel comparison, see our Eatontown vs Holmdel Part 5 pillar. For broader Jersey Shore market dynamics, see our three new rules rewriting the New Jersey Shore real estate playbook.
“Late 2026 is the inflection point for Eatontown. Whole Foods opens at Monmouth Square. The first Livana apartments deliver. Netflix Phase 1B construction is well underway toward the 2028 target. And the annual reassessment will reflect the first full year of Monmouth Square retail contributing to the borough’s commercial ratable base. Owners should be tracking three things: the November 2025 postcard for any individual-property apportionment shift, the spring 2026 school budget hearings, and the timing of Monmouth Square tenant openings — because the commercial ratable additions don’t fully count until the buildings are occupied and producing assessed value.”
Eatontown is the third and final Fort Monmouth FMERA host municipality — completing the tri-municipality arc that began with our Tinton Falls and Oceanport coverage at Posts 21 and 22. The 1.576 percent effective rate runs below the New Jersey statewide median and reflects meaningful 5.2 percent year-over-year compression from 2024. The $10,547 average bill sits close to the Monmouth County average. Three commercial anchors converging in the same Route 35 / Route 36 corridor — the Kushner $500 million Monmouth Square redevelopment (full-assessment, delivering late 2026), Netflix Studios Phase 1B (PILOT-structured, 2028 target opening of eight soundstages), and Bell Works Fort Monmouth (FMERA office buildout) — are structurally transforming the borough’s commercial ratable base over the 2026-2028 window. The K-8 elementary district feeds into Monmouth Regional High School, the same regional HS that serves Tinton Falls students. For sophisticated buyers prioritizing exposure to the FMERA commercial buildout trajectory with the most diversified anchor mix among the three host municipalities, Eatontown delivers a position that no other Monmouth borough can replicate.
Frequently Asked Questions
What is the 2025 property tax rate in Eatontown, NJ?
The 2025 general tax rate in Eatontown is $1.758 per $100 of assessed value, certified by the Monmouth County Board of Taxation and published in the NJ Treasury 2025 General Tax Rates Table. The 2025 effective tax rate is 1.576%, below the New Jersey statewide median of 1.89%. The rate dropped meaningfully from 2024 (general $1.872 / effective 1.663%), reflecting commercial ratable expansion outpacing levy growth.
What is the average property tax bill in Eatontown?
The 2024 average residential property tax bill in Eatontown was $10,547 per the NJ DCA MOD-IV Average Residential Tax Report — approximately $383 below the Monmouth County average of $10,930.
Where do Eatontown kids go to school?
PreK-8 students attend Eatontown School District schools with approximately 985 students enrolled in 2025-26. For grades 9-12, students attend Monmouth Regional High School — the same regional HS that serves Tinton Falls. The High Technology High School magnet (Monmouth County Vocational School District) is also nearby in Tinton Falls and accepts Eatontown students through competitive application.
What is the Eatontown FMERA Netflix Phase 1B?
Eatontown gets Netflix Studios Phase 1B at Fort Monmouth — eight additional soundstages with a 2028 target opening. Oceanport gets Phase 1A first (four soundstages plus the McAfee Center production offices, targeted for 2027). The Netflix Mega Parcel covers ~292 acres straddling Eatontown and Oceanport under a $66 million PILOT structure. For comprehensive analysis, see our Oceanport Netflix Effect pillar.
What is Monmouth Square and when does it open?
Monmouth Square is the Kushner $500 million redevelopment of the former Monmouth Mall (closed 2025) into an open-air mixed-use town center. Located at 180 Route 35 South in Eatontown. The 990,000 sq ft retail component is 75% pre-leased per March 2025 announcements, anchored by a 40,000 sq ft Whole Foods (former Barnes & Noble space). 1,000 luxury Livana apartments are included. Construction commenced spring 2024 with $415M financing from Fortress Investment Group + Rithm Capital Corp. First commercial tenants and apartment phases deliver in late 2026.
Does Monmouth Square pay full property taxes or operate under a PILOT?
Monmouth Square pays full property tax assessment. The site is on non-FMERA private land directly in Eatontown. By contrast, the Netflix Mega Parcel (Phase 1A in Oceanport / Phase 1B in Eatontown) and Bell Works Fort Monmouth are on FMERA land and operate under PILOT arrangements with $66M structured payments.
When is the Eatontown tax appeal deadline?
January 15 of the tax year for properties assessed under $1 million in true value, filed with the Monmouth County Board of Taxation. April 1 of the tax year for properties assessed over $1 million in true value, filed directly with the New Jersey Tax Court. For complete mechanics, see our Monmouth County property tax appeal guide 2026.
How does Eatontown compare to Holmdel for buyers?
Eatontown and Holmdel are structural opposites in many ways: Holmdel runs prestige luxury at $1M-$4M+ with the #1 county-ranked school district, while Eatontown runs central-Monmouth value with Monmouth Regional HS and the structural commercial buildout upside through Monmouth Square plus the Netflix Phase 1B. Both townships are anchored by Bell Works properties — Holmdel by the original Bell Works (former Bell Labs), Eatontown by Bell Works Fort Monmouth (the same developer’s second metroburb). For the comprehensive side-by-side analysis covering schools, taxes, commute, and long-term appreciation, see our Holmdel vs Eatontown Part 5 pillar.
Find Out Where Your 2026 Eatontown Assessment Should Actually Land
With the 2025 rate compression of 6.1 percent already on the books, Monmouth Square Phase 1 retail and apartment deliveries arriving in late 2026, Netflix Phase 1B construction commencing toward the 2028 target, and the Eatontown School District local levy growing 22 percent over two years, every Eatontown homeowner should verify their November 2025 postcard reflects accurate individual market value. Owners in Ridge at Suneagles, Deepwood Estates, Woodmere Estates, and other premium subdivisions whose values have appreciated faster than the borough average have a particular reason to review the apportionment math. We’ll pull the neighborhood-specific comparable sales, model the appeal economics including the FMERA-buildout context, and tell you whether the case is worth bringing before the January 15, 2026 county-board deadline.
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