A general tax rate of $1.386 per $100. An effective rate of 1.423% — below the New Jersey statewide median. A 2024 average bill of $7,926 on a 19,181-resident borough — nearly $3,000 below the Monmouth County average. A 1975 renaming from New Shrewsbury to Tinton Falls. A school district serving three distinct populations: Tinton Falls residents, Shrewsbury Township residents, and the dependent children of military families based at Naval Weapons Station Earle. And the largest active mixed-use redevelopment in central Monmouth — the Fort Monmouth FMERA program, with the Robert Wood Johnson Barnabas Health/Monmouth Medical Center Phase 1 building expected to complete in December 2026 inside the Tinton Falls section of the former Army installation.
Tinton Falls Borough sits in central Monmouth County, bordered by Eatontown to the east, Shrewsbury and Little Silver to the northeast, Red Bank and Middletown to the north, Colts Neck to the west, Neptune Township to the south, and Ocean Township to the southeast. Originally incorporated August 15, 1950 as New Shrewsbury and renamed Tinton Falls in 1975 — the second municipal rename story in our series after Lake Como’s 2005 rename from South Belmar — the borough occupies 15.61 square miles of total area (15.47 land, 0.13 water), ranking 12th of 53 in Monmouth by total area. The 2020 Census recorded 19,181 residents, with 2026 estimates at 19,586 (growing approximately 0.39 percent annually). Elevation of 98 feet places Tinton Falls among the higher-elevation municipalities in central Monmouth. Mayor Risa Clay leads a Faulkner Act mayor-council form of government, with Administrator Charles W. Terefenko and Municipal Clerk Michelle Hutchinson operating from Borough Hall at 556 Tinton Avenue.
The tax math is structurally distinctive in three ways. First: Tinton Falls’ 2025 effective tax rate of 1.423 percent sits below the New Jersey statewide median of 1.89%, and the 2024 average bill of $7,926 runs approximately $3,000 below the Monmouth County average of $10,930 — one of the more favorable absolute-bill positions in central Monmouth. Second: the borough participates in the Monmouth County Annual Reassessment program (ADP), with the 2026 preliminary reassessment showing aggregate property value increased by 7.59 percent from 2025, following a 6.17 percent increase from 2024 — reflecting the rapid post-pandemic appreciation cycle catching up with assessments. Third: the Fort Monmouth FMERA redevelopment is structurally rewriting the borough’s commercial ratable base, with the Tinton Falls section anchored by the Robert Wood Johnson Barnabas Health/Monmouth Medical Center, the Commvault corporate campus, and the Patriots Square residential development.
Two structural variables drive the 2026 Tinton Falls budget cycle. First: the 7.59 percent aggregate property value increase reported in the November 2025 Tinton Falls Reassessment Report means the 2026 tax rate should adjust downward proportionally if the levy remains roughly stable. Properties whose individual values increased more than 7.59 percent will pay a higher proportionate share; those increasing less will pay a lesser share. Second: the Fort Monmouth FMERA construction pipeline is accelerating. The Robert Wood Johnson Barnabas Health Phase 1 building (138,000 sq ft cancer center and ambulatory care pavilion) is expected to complete by December 2026, with Phase 2a (acute care hospital, clinical support building, medical office building, utility plant, parking facility) approved by FMERA on August 27, 2025. The commercial ratable additions will gradually expand the township’s tax base — spreading existing levy across more taxable value. For the full Monmouth ADP framework and reassessment mechanics, see our complete appeal guide.
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The Tinton Falls 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, the NJ Department of Education 2025-26 User Friendly Budget Summary for the Tinton Falls School District, and the November 13, 2025 Tinton Falls 2026 Reassessment Report.
Tinton Falls is the central-Monmouth value anchor with structural upside from the Fort Monmouth FMERA commercial buildout. The 1.423 percent effective rate is below the New Jersey statewide median, the $7,926 average bill runs nearly $3,000 below the Monmouth County average, and the borough delivers a full Faulkner Act mayor-council government plus a K-8 elementary district feeding into Monmouth Regional HS. The Fort Monmouth FMERA construction pipeline — medical center, corporate tenants like Commvault, residential subdivisions like Patriots Square — is structurally expanding the commercial ratable base, which over the next 3-5 years should help moderate residential tax growth as the levy is spread across a larger taxable foundation. For broader Monmouth shore market context, see our three new rules rewriting the New Jersey Shore real estate playbook.
“Tinton Falls is the rare central Monmouth borough where the commercial buildout pipeline matters as much as the residential math. The Fort Monmouth FMERA program has been adding ratable value at a pace that genuinely shifts the borough’s tax base equation. Robert Wood Johnson Barnabas, Commvault, Patriots Square — these are real ratable additions that work in favor of residential owners over time. Combined with the 7.59 percent aggregate value increase in the 2026 reassessment, the conditions in Tinton Falls right now favor owners whose individual properties have appreciated below the borough average.”
How Tinton Falls Compares: Central Monmouth Value Tier
Tinton Falls sits in the central Monmouth value-tier alongside boroughs that feed into Monmouth Regional High School and other regional cluster relationships. The five-municipality comparison spans the structural range from prestige inland-rural (Colts Neck, Holmdel) through Tinton Falls’ central-value position, to the historical-shore parent townships like Wall:
| Central Monmouth (2025) | Tinton Falls | Colts Neck | Holmdel | Wall Twp | Middletown |
|---|---|---|---|---|---|
| 2025 General Rate | $1.386 | $1.394 | $1.539 | $2.127 | $1.614 |
| 2025 Effective Rate | 1.423% | 1.489% | 1.657% | 1.352% | 1.735% |
| 2024 Avg Bill | $7,926 | $16,668 | $15,184 | $9,991 | $10,674 |
| Population 2020 | 19,181 | 9,884 | 16,773 | 26,484 | 66,522 |
| Land Area | 15.47 sq mi | 31.20 sq mi | 17.51 sq mi | 31.74 sq mi | 41.04 sq mi |
| HS Destination | Monmouth Regional | Colts Neck HS | Holmdel HS | Wall HS | Middletown HS |
| Active Reval Status | Annual reassessment | Annual reassessment | Annual reassessment | Annual reassessment | Annual reassessment |
Tinton Falls delivers the lowest absolute 2024 average bill ($7,926) of the five central Monmouth municipalities in the comparison — meaningfully below Wall Township ($9,991), Middletown ($10,674), Holmdel ($15,184), and Colts Neck ($16,668). The structural reason: Tinton Falls operates a K-8 elementary district that sends to Monmouth Regional HS rather than a self-contained PreK-12 unified district like Wall, Middletown, Holmdel, or Colts Neck. The smaller K-8 operating cost base produces favorable absolute tax math. For the Wall Township structural comparison, see our Wall Township NJ Property Taxes 2026 deep dive. For the Colts Neck premium rural inland comparison, see our Colts Neck NJ Property Taxes 2026 deep dive. For the Holmdel Bell Works PILOT context that has reshaped that borough’s ratable base similarly to how FMERA is reshaping Tinton Falls, see our Holmdel NJ Property Taxes 2026 deep dive.
The 1975 Rename from New Shrewsbury
Tinton Falls is one of only a small number of New Jersey municipalities to undertake a formal name change in the modern era. The borough was originally incorporated August 15, 1950 as New Shrewsbury — reflecting its origin as a separate jurisdiction carved from portions of Shrewsbury Township. For 25 years the borough operated as New Shrewsbury, with civic identity essentially tied to its larger and older Shrewsbury neighbor to the northeast.
The area was originally known as Tintern Falls and Shrewsbury Falls in colonial and early American era, referring to the small waterfall formation along the Swimming River. The Tinton name comes from “Tintern,” a Welsh place name brought by 17th-century settlers.
During World War II, Fort Monmouth’s footprint was expanded to include Camp Charles Wood in what is now Tinton Falls and Camp Evans in Wall Township. The fort could accommodate over 20,000 personnel at peak, with the Tinton Falls section playing a meaningful role in WWII Signal Corps operations.
The Borough of New Shrewsbury formally incorporates as a separate municipality from portions of Shrewsbury Township, distinguishing the jurisdiction from its larger northern neighbor. The new borough inherits the Camp Charles Wood land within its boundaries.
The borough formally adopts the name “Tinton Falls” in 1975, anchoring civic identity in the historic Tinton/Tintern name. The change establishes a distinct identity from Shrewsbury Borough and Shrewsbury Township — both of which continue to exist as separate municipalities in Monmouth County.
Fort Monmouth officially closes as a U.S. Army installation. The 1,127-acre property spanning Tinton Falls, Eatontown, and Oceanport is transferred to the Fort Monmouth Economic Revitalization Authority (FMERA) for redevelopment. Two transfer deeds in 2014 and 2016 complete the property transfer.
The Fort Monmouth FMERA Redevelopment
The Fort Monmouth Economic Revitalization Authority (FMERA) program is one of the largest active mixed-use redevelopment projects in New Jersey. The 1,127-acre former Army installation spans three Monmouth municipalities — Tinton Falls, Eatontown, and Oceanport — with each section anchored by distinct projects and tenants. For Tinton Falls specifically, the FMERA buildout is structurally transforming the borough’s commercial ratable base:
Robert Wood Johnson Barnabas Health/Monmouth Medical Center. The 138,000-square-foot cancer center and ambulatory care pavilion at Pearl Harbor Avenue and Corregidor Road sits directly across from the Tinton Falls municipal complex. Phase 1 is expected to complete in December 2026, housing surgery and oncology services, diagnostic imaging, radiation, and specialty physician offices. FMERA approved Phase 2a on August 27, 2025, adding an acute care hospital, clinical support building, medical office building, utility plant, and parking facility. The project anchors the Tinton Falls FMERA section as a regional medical destination.
Commvault Corporate Campus. Commvault — the publicly-traded data protection and management software company — operates its corporate headquarters in the Tinton Falls FMERA section, anchoring the borough’s commercial employment base with thousands of jobs.
Patriots Square Residential Development. Patriots Square is the residential subdivision built within the Tinton Falls FMERA section. Built in 2021 and later phases, the development includes townhouses and single-family inventory that has structurally added to Tinton Falls’ residential ratable base. Per current Homes.com data, Patriots Square townhomes built in 2021 (3-bedroom, 2.5-bath, ~1,800 sq ft, 1-car garage) trade in the $600,000-$700,000 range.
Plan Amendments anchoring the Tinton Falls section. Plan Amendment #1 (Parcel E, May 2012), Plan Amendment #3 (Several parcels, November 2015), and Plan Amendment #5 (Pistol Range, May 2016) all specifically reshape the Tinton Falls FMERA section.
What is NOT in Tinton Falls. The Netflix Studios Fort Monmouth Mega Parcel (approved by FMERA February 21, 2024) covers approximately 300 acres in Eatontown and Oceanport only — the Tinton Falls FMERA section is not part of the Netflix project. For the full Eatontown FMERA context including the Mega Parcel, watch for our forthcoming Eatontown coverage. For the Oceanport context including FMERA history, watch for our forthcoming Oceanport coverage.
Mayor Vito Baldwin (prior administration) is quoted in NJBIZ stating that 85 percent of Tinton Falls’ portion of land inside Fort Monmouth has been sold or is under contract. The structural implications for the tax base are meaningful: as commercial ratables come online (especially the RWJ Barnabas hospital phases), Tinton Falls’ tax levy is spread across a larger taxable foundation, gradually moderating residential tax growth.
When a major federal property closes and transitions to private redevelopment, the host municipality’s tax base undergoes a structural reset. Federal land was tax-exempt; FMERA parcels sold to private redevelopers become taxable. A hospital complex with 138,000 sq ft of Phase 1 medical space plus the approved Phase 2a additions represents tens of millions of dollars of new assessed value coming online over the 2026-2030 window. Combined with the Commvault corporate campus and Patriots Square residential additions, the Tinton Falls FMERA buildout has been adding meaningful commercial ratable value year-over-year — the structural mechanism by which residential property owners benefit when their levy is spread across a larger base. The Bell Works PILOT in Holmdel works on similar principles; the FMERA approach is structurally different (full assessment rather than PILOT) and therefore produces direct ratable expansion rather than abatement.
The Three-Population School District
Tinton Falls School District is structurally distinctive in that it serves three separate populations through its K-8 elementary program, then routes students to Monmouth Regional High School for grades 9-12.
Population 1: Tinton Falls residents. The majority of the district’s ~1,376 students come from Tinton Falls Borough itself.
Population 2: Shrewsbury Township residents. Shrewsbury Township is a small (population ~1,200) Monmouth municipality that does not operate its own school district. K-8 students from Shrewsbury Township attend Tinton Falls schools through a sending-receiving arrangement.
Population 3: NWS Earle dependent military families. Naval Weapons Station Earle — the U.S. Navy ammunition handling facility straddling Colts Neck, Howell, and Tinton Falls — houses dependent children of military families. These students attend Tinton Falls schools rather than the host-municipality districts of their on-base residence. This is a structurally distinct feature that few Monmouth K-8 districts share.
Three elementary schools. Mahala F. Atchison Elementary School, Swimming River Elementary School, and Tinton Falls Middle School — the third building serving grades 6-8.
2025-26 local tax levy: $29,093,990. Up from $27,842,344 in 2024-25 and $26,655,078 in 2023-24, reflecting steady year-over-year levy growth of approximately 4.5 percent. Under Superintendent Lisa Goldey and Business Administrator Vin Daniels, the district operates at an 8.7:1 student-teacher ratio.
Monmouth Regional High School. For grades 9-12, Tinton Falls students attend Monmouth Regional HS — a regional high school serving Tinton Falls and Eatontown students. This is structurally different from the Manasquan-HS cluster that anchors the southern shore boroughs we covered in earlier posts. The MRHS cohort is smaller than Manasquan HS but operates on similar regional cooperative principles. For contrast, see our Middletown coverage for the largest Monmouth K-12 unified district, or Spring Lake Heights for a Manasquan-cluster K-8 send-receive analog.
High Technology High School. Tinton Falls also hosts the High Technology High School — one of the five Monmouth County Vocational School District (MCVSD) magnet schools, with approximately 1,005 students enrolled. The school is consistently ranked among the top public high schools in the United States. Admission is competitive and based on application; the school draws students from throughout Monmouth County.
How Your Tinton Falls Tax Bill Is Built
A Tinton Falls property tax bill combines five independently authorized levies summing to the $1.386 general rate certified for 2025:
Tinton Falls Borough Municipal Levy. Funds Borough government — Mayor Risa Clay’s administration under the Faulkner Act mayor-council form, Administrator Charles W. Terefenko, Municipal Clerk Michelle Hutchinson, the Tinton Falls Police Department, public works covering 15.47 sq mi of roadway and infrastructure, recreation including the Sycamore Recreation Complex and the Fort Monmouth Recreation Area within Tinton Falls boundaries, and the borough’s park system.
Tinton Falls School District K-8 Levy + Monmouth Regional HS Tuition. The 2025-26 local tax levy of $29,093,990 funds the three-school K-8 operation serving Tinton Falls, Shrewsbury Township, and NWS Earle dependent students. The district then pays per-pupil tuition to Monmouth Regional HS for the high school cohort.
Monmouth County Levy + Library + Open Space. County-level apportionment based on Tinton Falls’ equalized property value share of the total Monmouth County base. As FMERA commercial parcels come online and add to the borough’s assessed value foundation, the proportional county share will gradually adjust.
County Library + Open Space dedicated levies. Standard statutory components.
“The three-population school district is a real structural feature worth understanding. Tinton Falls families share K-8 facilities with Shrewsbury Township and NWS Earle military families — that’s a meaningfully more diverse cohort than the typical small-borough K-8. The Monmouth Regional HS routing then connects Tinton Falls to Eatontown, which is also where most of the FMERA Netflix Studios Mega Parcel action is happening. There’s a real structural integration here between Tinton Falls’ tax math and the broader FMERA economic development cycle.”
2026 Reassessment and Appeal Deadlines
Tinton Falls participates in the Monmouth County Assessment Demonstration Program (ADP) as an Annual Reassessment ("RA") municipality. The Tinton Falls 2026 Reassessment Report dated November 13, 2025 documents the structural mechanics:
2026 aggregate value: +7.59% from 2025. The borough’s overall assessed value increased 7.59 percent for 2026, following a 6.17 percent increase from 2024 to 2025. The increase reflects the rapid post-pandemic appreciation cycle catching up with assessments.
Apportionment baseline: 7.59%. Per the November 2025 Reassessment Report: properties whose individual values increased more than 7.59 percent will pay a higher proportionate share of the tax levy. Properties whose values increased less than 7.59 percent (or decreased) will pay a lesser share. This is the structural mechanism that allocates levy growth across the borough’s ratable base.
General Coefficient of Deviation (COD): 6.66. Since implementing annual reassessments, Tinton Falls has achieved an average COD of 6.66 — a measure of how uniformly assessed values reflect market values across the borough. Lower COD numbers indicate more uniform assessment quality; the past 10 years rank among Tinton Falls’ best COD performance on record.
5-year inspection cycle. The NJ Division of Taxation requires annual-reassessment municipalities to maintain an approved inspection cycle. Tinton Falls completed the first 5-year cycle (2014-2018) and the second (2019-2023). Inspectors gather pertinent data on each property without performing appraisal — data collection only, with appraisal completed in the assessor’s office.
457 usable residential sales were analyzed for the 2026 reassessment using the 2024-2025 market data, giving greater weight to more recent sales. This is the foundation underlying the 7.59 percent aggregate value increase.
Tinton Falls 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 (filed directly with the New Jersey Tax Court). For why Monmouth runs differently from the rest of New Jersey, see our complete explainer on the ADP framework, the January 15 deadline, and the seven non-ADP towns. For county-board mechanics, see the full NJ appeal playbook.
Mansion Tax and Tax Relief Programs
With Tinton Falls’ 2026 median sale price near $607,500-$625,000, most residential transactions fall below the $1 million Mansion Tax threshold — though premium Patriots Square new construction and other custom builds at FMERA sites can transact higher. For sellers above $1 million, the New Jersey Realty Transfer Fee changes adopted under the FY2026 Appropriations Act on July 10, 2025 apply. 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 Tinton Falls 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 administered through a single combined PAS-1 application. Given Tinton Falls’ 4,856 senior residents (out of 15,818 adults) and median age of 46.6, a meaningful portion of the resident base is eligible. Tinton Falls has no active residential PILOT structures — the FMERA commercial parcels are full-assessment additions to the ratable base rather than abatement arrangements. For contrast on how active PILOTs reshape effective rates in other Monmouth municipalities, see how Long Branch Pier Village condos operate under PILOT. For broader context on long-term carrying cost across NJ municipalities, see our analysis of NJ towns with the lowest property taxes.
The 2026 Budget Watch
Tinton Falls School District 2026-27 budget. Watch the spring 2026 Board of Education hearings for the local tax levy trajectory (2025-26: $29.1M, up $1.3M from 2024-25). The Monmouth Regional HS per-pupil tuition is the structural variable to monitor.
Borough Council 2026 municipal budget. Mayor Risa Clay and the Borough Council adopt the 2026 budget through the spring 2026 hearings. Watch for the impact of FMERA commercial ratable additions on the municipal share of the total levy.
Robert Wood Johnson Barnabas Phase 1 completion. Expected December 2026. The 138,000 sq ft Phase 1 building opening represents the largest single commercial ratable addition to Tinton Falls in the current cycle.
Phase 2a hospital construction commencement. Per FMERA’s August 27, 2025 approval, RWJ Barnabas is required to commence Phase 2a construction by June 1, 2026. The acute care hospital, clinical support building, medical office building, utility plant, and parking facility represent the next ratable wave.
Patriots Square build-out continuation. Additional residential phases at Patriots Square continue to add to the residential ratable base.
Annual ADP reassessment cycle. The November 2026 reassessment postcards will reflect the 2027 tax-year apportionment baseline. With Tinton Falls’ 7.59 percent aggregate value increase in 2026, watch for whether 2027 produces continued aggregate growth or stabilization.
For the immediate central-Monmouth sister-municipality analyses, see our Colts Neck, Holmdel, Wall Township, and Middletown deep dives. For the southern shore cluster comparisons, see our Spring Lake, Sea Girt, and Brielle deep dives. For the Loch Arbour county-lowest-effective-rate context, see our Loch Arbour deep dive. For the Interlaken rate compression sister-story, see our Interlaken deep dive. For broader Monmouth new construction context including FMERA-adjacent inventory, see our 2026 Monmouth County new construction inventory. For the Rumson estate-tier inland reference, see our Rumson deep dive. For the Fair Haven Manasquan-cluster-adjacent inland comparison, see our Fair Haven deep dive. For the Little Silver central-Monmouth value sister-story, see our Little Silver deep dive.
“December 2026 is the key date to circle for Tinton Falls. That’s when the Robert Wood Johnson Barnabas Phase 1 medical center opens, and that’s the largest single ratable addition to the borough’s tax base in recent memory. Owners should be paying attention to how the 2027 budget cycle handles the new commercial ratable contributions — this is the structural moment where FMERA buildout starts producing measurable downward pressure on the residential tax burden. The 7.59 percent aggregate value increase in 2026 also means owners should be reviewing their November 2025 postcards carefully against their individual property’s comparable sales.”
Tinton Falls is the central Monmouth value-anchor with structural commercial buildout upside that no other borough in the region can match. The 1.423 percent effective rate runs below the New Jersey statewide median, the $7,926 average bill is nearly $3,000 below the Monmouth County average, and the K-8 elementary district serving three distinct populations (Tinton Falls residents, Shrewsbury Township residents, and NWS Earle dependent military families) feeds into Monmouth Regional High School plus the nationally-ranked High Technology High School magnet. The Fort Monmouth FMERA buildout — anchored by the Robert Wood Johnson Barnabas Health Phase 1 medical center expected December 2026 plus Phase 2a approved August 2025, the Commvault corporate campus, and the Patriots Square residential subdivision — is structurally transforming the borough’s commercial ratable base over the 2026-2030 window. For sophisticated buyers prioritizing central Monmouth location, value-tier carrying cost, and structural commercial-base upside, Tinton Falls delivers a position that no other Monmouth borough can replicate.
Frequently Asked Questions
What is the 2025 property tax rate in Tinton Falls, NJ?
The 2025 general tax rate in Tinton Falls is $1.386 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 1.423%, below the New Jersey statewide median of 1.89%.
What is the average property tax bill in Tinton Falls?
The 2024 average residential property tax bill in Tinton Falls was $7,926 per the NJ DCA MOD-IV Average Residential Tax Report — approximately $3,000 below the Monmouth County average of $10,930 and one of the lowest 2024 average bills among central Monmouth municipalities.
Where do Tinton Falls kids go to school?
PreK-8 students attend Tinton Falls School District schools (Mahala F. Atchison Elementary, Swimming River Elementary, Tinton Falls Middle School) at an 8.7:1 student-teacher ratio (~1,376 students, 153.4 FTE faculty). The district also serves Shrewsbury Township residents and NWS Earle dependent military families. For grades 9-12, students attend Monmouth Regional High School (shared with Eatontown). Tinton Falls also hosts the nationally-ranked High Technology High School magnet (application-based, ~1,005 students, part of Monmouth County Vocational School District).
When did New Shrewsbury become Tinton Falls?
The borough renamed itself from New Shrewsbury to Tinton Falls in 1975. The borough was originally incorporated August 15, 1950 as New Shrewsbury, reflecting its origin as a separate jurisdiction carved from portions of Shrewsbury Township. The 1975 renaming anchored the new civic identity in the historic Tinton/Tintern name dating to the colonial era.
How does Fort Monmouth FMERA affect Tinton Falls property taxes?
FMERA is structurally expanding Tinton Falls’ commercial ratable base. The 1,127-acre former Fort Monmouth spans Tinton Falls, Eatontown, and Oceanport. In the Tinton Falls section, the Robert Wood Johnson Barnabas Health Phase 1 medical center (138,000 sq ft, expected December 2026) plus FMERA-approved Phase 2a additions, the Commvault corporate campus, and the Patriots Square residential subdivision are all adding meaningful taxable value. The Netflix Studios Mega Parcel is in Eatontown and Oceanport only, not Tinton Falls. As commercial ratables come online, residential owners benefit when the levy is spread across a larger base.
What is the 7.59% 2026 reassessment about?
Per the Tinton Falls 2026 Reassessment Report dated November 13, 2025, the borough’s aggregate assessed value increased 7.59 percent from 2025 to 2026. The 7.59 percent figure is the apportionment baseline: properties whose individual values increased more than 7.59 percent will pay a higher proportionate share of the tax levy; properties whose values increased less (or decreased) will pay a lesser share. This is the structural mechanism for allocating levy growth across the borough’s ratable base under the annual reassessment program.
When is the Tinton Falls 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.
Does Tinton Falls have any PILOT properties or tax abatements?
No active residential PILOT structures currently. The FMERA commercial parcels are full-assessment additions to the ratable base rather than PILOT abatements — structurally different from Long Branch Pier Village or Holmdel Bell Works arrangements. As FMERA parcels complete construction and come online, they pay full property taxes against their assessed value.
Find Out Where Your 2026 Tinton Falls Assessment Should Actually Land
With the 2026 reassessment showing 7.59 percent aggregate value growth and the Fort Monmouth FMERA construction pipeline accelerating, every Tinton Falls homeowner should verify their November 2025 postcard reflects accurate individual market value. Properties that have appreciated below the borough average have a meaningful apportionment advantage; those above the average will pay a higher proportionate share. We’ll pull the borough-wide and 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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