Anthony Licciardello | July 4, 2026
Montclair, NJ
Moving to Montclair · Essex County, NJ
Montclair's schools, walkability, and train access come with a real cost: some of the higher property taxes in New Jersey, a state that already leads the nation. If you're buying here, the number that matters isn't the seller's current bill — it's what you will owe, which can be different. This guide breaks down the rate, the average bill, how taxes are billed and estimated, and the relief programs that can soften them, so you can budget with clear eyes. For the separate story of the town's 2028 revaluation, we keep a dedicated guide you'll find linked below.
See what the taxes buy — Watch on YouTube →
This is part of our complete guide to moving to Montclair. For the coming reassessment, see the Montclair 2028 revaluation guide and the Essex County reval status map.
2025 Rate
$3.516 per $100 of assessed value.
Average Bill
Roughly $22,537 for 2025, among NJ's highest.
Paid Quarterly
Due February, May, August, and November.
Appeal By April 1
The annual deadline to challenge an assessment.
For 2025, Montclair's general tax rate was $3.516 per $100 of assessed value, with a state-calculated effective rate of about 2.16 percent of true market value. The average annual bill landed around $22,537 on a home assessed near $640,000 — a figure that ranks among the highest in New Jersey. Bills vary meaningfully by part of town, too: reporting has shown a spread from roughly $16,700 in the 07042 ZIP code to about $23,000 in 07043, which covers Upper Montclair, driven by differences in local levies. In short, this is a high-tax town, and the number is worth taking seriously in your budget.
New Jersey property taxes are billed quarterly, with payments due on the first of February, May, August, and November (each carries a short grace period). If you finance your purchase, your lender will usually collect one-twelfth of the annual bill with each mortgage payment and pay the town on your behalf through an escrow account — so you feel it monthly rather than in four lump sums. Cash buyers pay the town directly each quarter. Late payments accrue interest, so if you self-pay, calendar those four dates carefully.
Here's the trap buyers fall into: assuming they'll simply inherit the seller's tax bill. In Montclair, assessed values currently run at roughly 62 percent of true market value — the town hasn't reassessed since 2018 — so a home's assessment can sit well below what you pay for it. Your bill is your assessed value times the rate, not your purchase price times the rate, which is why two similar homes can carry very different taxes. The important caveat: a court-ordered revaluation takes effect for 2028 and will reset assessments toward current market value, which can move your bill. Budget for the current bill, but plan for that recalibration — the details are in our dedicated reval guide.
Did You Know
Because Montclair assessments run near 62 percent of market value, the assessed figure on a listing is not the price — and after the 2028 revaluation resets values, some tax bills will rise and others will fall.
Insider Tip
Don't budget off the seller's tax bill alone. Ask us to model your likely taxes given the assessment, the current rate, and the coming reval — so your monthly number is real before you make an offer.
New Jersey offers several programs that can offset a high bill. ANCHOR provides direct property-tax relief to eligible homeowners and renters. The Senior Freeze (Property Tax Reimbursement) reimburses qualifying seniors and disabled residents for increases above a locked-in base year. Stay NJ is a newer program aimed at homeowners 65 and older. On top of those, New Jersey offers a $250 deduction for qualifying seniors and disabled persons, a $250 deduction for eligible veterans, and a full exemption for certain 100-percent service-connected disabled veterans. Eligibility rules and amounts change, so confirm current details with the State and the Montclair tax office — but for many owners, these are real money.
If you believe your assessed value overstates what your home would actually sell for, you can file a tax appeal with the Essex County Board of Taxation. The standard annual filing deadline is April 1. A successful appeal hinges on comparable sales that support a lower value, so it's worth a professional read on whether your assessment is genuinely out of line before you file. Keep in mind that with the 2028 revaluation approaching, the assessment landscape is about to shift for everyone in town.
Tax rates, average bills, relief-program rules, and appeal deadlines change every year, and the 2028 reval will reset assessments. This is general information, not tax or legal advice — confirm the current figures and your eligibility with the Montclair tax office and the State of New Jersey before you rely on them.
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From the Broker
The tax bill is real, but so is what it buys. My job is to make sure the number you budget is the number you'll actually pay — not a guess off the old assessment.
Want your real Montclair number?
We'll model the likely taxes on any Montclair home before you make an offer, factoring in the assessment, the current rate, and the coming reval. The Prodigy Team moves New York and Staten Island families into New Jersey for a living. We work both sides of the water.
Anthony Licciardello, Broker, The Prodigy Team · 718-873-7345
For 2025, Montclair's general tax rate was $3.516 per $100 of assessed value, with a state-calculated effective rate of about 2.16 percent of market value. Rates are reset annually by the municipal, school, and county budgets.
The average bill was around $22,537 for 2025 on a home assessed near $640,000, among the highest in New Jersey. Actual bills vary by part of town, roughly $16,700 to $23,000 depending on the ZIP code and local levies.
Quarterly, on the first of February, May, August, and November, each with a short grace period. If you have a mortgage, your lender typically escrows and pays them for you monthly.
Not necessarily. Your bill is based on the home's assessed value and the current rate, and Montclair assessments run near 62 percent of market value pending the 2028 revaluation. Have your likely bill estimated before you make an offer rather than assuming the seller's number.
The Prodigy Team · Montclair, NJ
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Prodigy Real Estate is an innovative real estate company offering high-end video production, home valuation services, purchasing, and home sales. Serving New York and New Jersey.
