Property Tax in Hunterdon County, New Jersey

Property Tax in Hunterdon County

A calculator and field guide for Flemington-area homeowners — and for anyone considering a move to Hunterdon 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.

Hunterdon County, home to Flemington and 130k 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 Hunterdon 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 Hunterdon County average, this is approximately $1.93 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. Hunterdon County's average effective rate is approximately 1.93%.

Intra-county variation is dramatic. Hunterdon County's average effective rate is 1.93%, 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.

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

Taxing entity	Rate
Hunterdon County avg effective tax rate (per $100 of market value)	1.9300
Combined total	1.9300

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 Hunterdon 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: Hunterdon consistently records one of the highest median household incomes in the United States, and its median home value of $517,200 is second only to Somerset among the counties in this group. The effective rate of about 1.93% is comparatively restrained, but on those values it still puts the county at the Census reporting ceiling — the reported median real estate tax of $10,000 is a top-code, so the true median is higher.

Note: The county has 26 municipalities and most are large, thinly settled townships; the tax extremes sit in the small boroughs. Hampton is highest at 3.483% effective, then High Bridge at 3.152% and Flemington, the county seat, at 2.984%. The lowest are East Amwell at 1.782%, Kingwood at 1.897% and Lambertville at 1.902%.

Note: Hunterdon is one of the few New Jersey counties where general and effective tax rates track each other closely — Flemington’s general rate is 2.736 against an effective 2.984, and Hampton’s 4.016 against 3.483 — which indicates most of the county has revalued reasonably recently and assesses near true market value.

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 Hunterdon 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 Hunterdon County

This guide lists 14 selected communities in or associated with Hunterdon 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 Hunterdon County is subject to Hunterdon County's tax rolls, while the portion outside is subject to the adjacent county's.

City or town	Type	Population (2020)
Neshanic Station Split	Census-designated place	5,600
Flemington County seat	borough	4,900
Lambertville	city	4,200
White House Station	Census-designated place	4,000
High Bridge	borough	3,600
Clinton	town	2,800
Glen Gardner	borough	1,900
Frenchtown	borough	1,800
Lebanon	borough	1,700
Annandale	Census-designated place	1,600
Milford	borough	1,200
Hampton	borough	1,000
Califon	borough	900
Stockton	borough	400

About city-level property tax rates: The rate breakdown and calculator on this page use a representative district around Flemington. Other cities in Hunterdon 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 Hunterdon County Board of Taxation before relying on any estimate.

Frequently asked questions

When are Hunterdon 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 Hunterdon 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 Hunterdon County

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

Weird fact

The 1935 trial of Bruno Richard Hauptmann for the kidnapping and murder of the Lindbergh baby was held at the Hunterdon County Courthouse in Flemington, and was billed at the time as the "Trial of the Century." The town’s hotels were so overrun with reporters and sightseers that the Union Hotel opposite the courthouse installed extra telegraph lines to handle the press traffic.

Hometown hero

Charles Lindbergh

The aviator never lived in Hunterdon, but the trial that followed his son’s kidnapping made Flemington the focus of international attention for six weeks and remains the county’s single best-known association.

Biggest annual event

Hunterdon County 4-H and Agricultural Fair

A four-day fair each August at the county fairgrounds near Ringoes, one of the largest genuinely agricultural county fairs left in New Jersey.

Property Tax in Hunterdon County