Property Tax in Cumberland County, New Jersey

Property Tax in Cumberland County

A calculator and field guide for Vineland-area homeowners — and for anyone considering a move to Cumberland County — including New Jersey's General Tax Rate per $100 of assessed value, the high effective rates that produce the nation's largest property tax bills, the substantial intra-county variation between municipalities, and the Senior Freeze (PTR) reimbursement program for income-qualified 65+ homeowners.

Cumberland County, home to Bridgeton and 153k New Jerseyans, operates within New Jersey's notoriously high property tax system. NJ has the highest effective property tax rate in the United States (approximately 2.23% statewide), and 10 of the 26 US counties with average single-family bills exceeding $10,000 are in New Jersey. Within Cumberland County, individual municipalities can vary substantially in rate — strategic municipality selection is critical for relocation buyers.

How the bill is built

New Jersey's calculation is municipality-driven. Step 1: Assessed Value. Most NJ municipalities assess at "true value" (~100% market) but some assess at lower percentages, with the Equalization Ratio bridging stated AV and market. Step 2: General Tax Rate. The municipality publishes a General Tax Rate per $100 of assessed value, combining county, municipal, and school district levies. For the Cumberland County average, this is approximately $2.28 per $100 AV. Step 3: Effective Rate. NJ Treasury also publishes an Effective Tax Rate = General Tax Rate × Equalization Ratio. This is the most apples-to-apples figure for relocation comparisons. Cumberland County's average effective rate is approximately 2.28%.

Intra-county variation is dramatic. Cumberland County's average effective rate is 2.28%, but individual municipalities within the county can range from substantially lower (industrial-only or commercial-heavy boroughs) to substantially higher (older inner-ring suburbs with high school spending). Strategic municipality selection within the same general area can change a buyer's annual tax bill by $3,000-$10,000+ on similar-priced homes.

Senior Freeze (PTR) reimburses tax growth above a base year for income-qualified 65+ homeowners — income limit ~$163,050 for 2024 (one of the most generous senior programs in the country in income terms). The program reimburses the difference between current bill and the bill in your "base year" (typically the year you turned 65 or first qualified). Combined with the ANCHOR direct rebate program ($1,000-$1,750 for income-qualified homeowners), New Jersey retirees can offset substantial annual property tax even though the underlying rates remain the highest in the nation.

100% disabled veterans receive full exemption. Given NJ's very high underlying rates, this is among the most valuable property tax benefits in the United States. File Form V.S.S. with your municipal assessor with VA documentation. Surviving spouses retain the exemption under specific conditions.

Cumberland County rate breakdown (avg general tax rate per $100 of assessed value, Bridgeton district)

Taxing entity	Rate
Cumberland County avg effective tax rate (per $100 of market value)	2.2800
Combined total	2.2800

Data record updated August 17, 2026. This is an editorial update date, not a tax year or a guarantee that every figure has been independently verified.

Sources and scope: Check rates and parcel details with Cumberland County Board of Taxation. Figures may refer to different source years; a county-seat rate does not apply to every address. How we use data and estimates.

Note: Cumberland has the lowest median home value in New Jersey at $221,400, which produces the state’s lowest median property tax bill at $5,052 despite an effective rate of 2.28% that is close to the state norm. For buyers screening New Jersey on absolute dollars rather than rate, this is the cheapest county in the state.

Note: Only 14 municipalities make up the county, and three of them — Vineland, Millville and Bridgeton — hold roughly three-quarters of the population. Bridgeton, the county seat, carries by far the heaviest burden at a 3.625% effective rate against a general rate of 5.790; Vineland sits at 2.193% and Commercial Township at 2.164%.

Note: Cumberland is the most agricultural county in New Jersey by share of land in farms, and a large fraction of its acreage is assessed under the state’s farmland assessment programme rather than at residential market value. That narrows the residential ratable base and is part of why Bridgeton’s rate runs so far above the county average.

Deductions, exemptions, and senior programs for 2026

New Jersey's underlying property tax rates are the highest in the nation, but the state offers several substantial relief programs — particularly for seniors and disabled veterans. Most are filed annually through different forms and agencies.

Senior Freeze (Property Tax Reimbursement)

The Senior Freeze ("PTR") reimburses property tax growth above a base year for income-qualified homeowners 65+ or disabled. Income limit is approximately $163,050 for 2024 — among the most generous senior program income limits in the country. The program reimburses the difference between current bill and your "base year" bill (typically the year you turned 65 or first qualified). You continue paying the full bill to your municipality but receive a state reimbursement check. File Form PTR-1 (first-time) or PTR-2 (subsequent years) with the New Jersey Division of Taxation.

ANCHOR (Affordable NJ Communities for Homeowners and Renters)

ANCHOR replaced the older Homestead Benefit program in 2022. Eligible homeowners receive a direct rebate: $1,500 for households earning under $150,000, $1,000 for households earning $150,000-$250,000. Senior homeowners (65+) receive an additional $250. ANCHOR is filed annually with the NJ Division of Taxation, typically with a fall deadline.

$250 Veteran and Senior Deductions

Honorably-discharged veterans (any rating, any age) receive a $250 annual deduction. Senior homeowners 65+ or disabled receive a separate $250 annual deduction. These are filed with your municipal tax assessor (form V.S.S.-Q for veterans, P.T.D. for seniors).

100% Disabled Veterans — Full Exemption

Veterans with 100% service-connected total/permanent disability receive full property tax exemption — among the most valuable property tax benefits in the United States given NJ's very high underlying rates. File Form V.S.S. with your municipal assessor with VA documentation. Surviving spouses retain the exemption under specific conditions.

Appealing your assessment

New Jersey's appeal deadline is April 1 in most counties (Monmouth has alternative timing under the Assessment Demonstration Program). Appeals are filed with the Cumberland County Board of Taxation. NJ uses a 15% "common level range" rule — your assessment must be more than 15% higher than the county equalization ratio applied to your true market value to qualify for adjustment, providing a buffer that protects assessors from minor disputes. Strong appeals require comparable sales data within the prior 12 months. Tax appeal data shows 10-25% reductions are common when supported by quality comps.

Cities and towns in Cumberland County

This guide lists 10 selected communities in or associated with Cumberland County. It is not a complete municipal directory. Local taxing districts can differ between communities and individual addresses.

Data: US Census Bureau, 2020 Decennial Census. Populations rounded. Cities marked as "split" straddle a county border — the portion inside Cumberland County is subject to Cumberland County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Vineland	city	61,000
Millville	city	27,500
Bridgeton County seat	city	27,000
Laurel Lake	Census-designated place	2,600
Port Norris	Census-designated place	1,600
Seabrook Farms	Census-designated place	1,400
Rosenhayn	Census-designated place	1,300
Cedarville	Census-designated place	700
Newport	Census-designated place	500
Shiloh	borough	200

About city-level property tax rates: The rate breakdown and calculator on this page use a representative district around Bridgeton. Other cities in Cumberland County may pay into different school districts, city rates, and special districts — so their combined rates can differ, sometimes substantially. Always verify the specific rates for your address with the Cumberland County Board of Taxation before relying on any estimate.

Frequently asked questions

When are Cumberland County property taxes due?

New Jersey property taxes are paid in quarterly installments: February 1, May 1, August 1, and November 1. Each municipality bills separately (NJ has no county-level billing). A 10-day grace period applies after each due date; late payments incur 8% interest on the first $1,500 of delinquency and 18% on amounts above.

Why are New Jersey property taxes so high?

New Jersey funds a substantial portion of public school costs through property tax rather than state income or sales tax. Combined with NJ's 564 separate municipalities (each maintaining its own government, police, and services), per-capita government costs are among the highest in the country — and property tax is the primary funding mechanism. School portion alone typically accounts for 50-65% of the total bill.

How can I qualify for Senior Freeze (PTR)?

You must be 65+ or disabled, have lived in NJ for at least the last 10 years, owned and lived in your current home for at least the last 3 years, and have household income under approximately $163,050 (2024). The program reimburses growth above your "base year" bill — you continue paying the full bill to your municipality and receive a state reimbursement check. File Form PTR-1 (first-time) or PTR-2 (subsequent years).

How do I appeal my assessment?

NJ's appeal deadline is April 1 in most counties (Monmouth has alternative timing under the Assessment Demonstration Program). File with the Cumberland County Board of Taxation. NJ uses a 15% common level range rule — your assessment must be more than 15% higher than the county equalization ratio applied to your true market value to qualify for adjustment. Strong appeals require comparable sales data within the prior 12 months.

About Cumberland County

Beyond the property tax — a few things you might not know about the place.

Weird fact

Seabrook Farms in Upper Deerfield was one of the largest vegetable processing operations in the world during the 1940s, and its wartime labour shortage was met by recruiting roughly 2,500 Japanese Americans directly out of the incarceration camps. The community they formed at Seabrook persisted for decades and is documented at a museum in the township.

Hometown hero

Thomas Bramwell Welch

A dentist and Methodist minister in Vineland, he applied Pasteur’s methods to grape juice in 1869 to produce an unfermented communion wine — the product that became Welch’s.

Biggest annual event

Delaware Bay Days

A June festival at the Bivalve waterfront in Commercial Township marking the county’s oyster industry, centred on the restored 1928 schooner A.J. Meerwald, New Jersey’s official tall ship.

Property Tax in Cumberland County