When it comes to cost of living, New Jersey consistently ranks near the top nationwide. But within the Garden State, the definition of “most expensive” depends on how you measure it. For some towns, the distinction comes from sky-high property taxes, while for others, it’s the multimillion-dollar home values that set them apart. In 2024–2025, Tavistock, Deal, and Avalon lead the pack in different categories, showcasing how varied the state’s real estate landscape can be.
Tavistock Tops Property Tax Bills
Tavistock Borough in Camden County once again claimed the top spot for average property tax bills, coming in at an eye-popping $37,908 in 2024. With fewer than 10 homes surrounding its private golf course, the borough is often considered an outlier in statewide rankings. Still, its numbers highlight just how steep property tax obligations can be in New Jersey’s wealthiest enclaves.
Beyond Tavistock, several towns in Essex and Bergen counties posted equally staggering tax bills. Millburn Township, home to the Short Hills neighborhood, recorded an average bill of $24,947. Bergen County’s Demarest and Tenafly were close behind, both over $23,000, while Mantoloking Borough in Ocean County rounded out the list with $23,021.
Million-Dollar Listings Along the Shore
While property taxes dominate headlines in North Jersey, median home prices along the Jersey Shore are driving conversations about affordability in the southern half of the state. Deal, a Monmouth County community along the Atlantic Ocean, reported a median home value of $3.89 million in August 2025, making it the priciest market statewide.
Avalon, a Cape May County favorite for second-home buyers, surpassed even that figure in some analyses, with a median sale price reaching $4.495 million. Bergen County’s Alpine—long known for its celebrity residents—continued to be one of the state’s most exclusive addresses, with median home values at $2.83 million.
North Jersey Counties Lead in Taxes
When the data is expanded beyond individual towns, North Jersey dominates in average property tax totals. Bergen and Essex counties are tied for the highest county-wide averages, with residents paying around $13,600 annually in 2024. Hunterdon, Monmouth, Morris, Passaic, Somerset, and Union counties also exceeded the $10,000 threshold, underscoring the financial strain faced by many homeowners.
By contrast, South Jersey counties typically report lower bills but higher effective tax rates. Camden, Salem, and Gloucester counties remain at the top of that list in 2025, meaning homeowners there pay a larger percentage of their property value in taxes, even if the raw numbers appear smaller.
Breaking Down Bergen and Passaic Counties
Bergen County features some of the steepest individual town bills in New Jersey. Demarest ($24,736), Tenafly ($23,833), and Alpine ($22,581) headline the top 10. Ridgewood, Haworth, and Saddle River also break the $19,000 mark, reinforcing the county’s reputation as one of the state’s most expensive places to live.
Passaic County’s numbers are slightly lower but still notable. Wayne residents paid $13,698 on average, making it the highest in the county. Prospect Park and Ringwood followed closely, with tax bills topping $12,600 each. Even towns like Pompton Lakes, at the lower end of the top 10, averaged over $11,000 annually.
Property Taxes vs. Home Values
One key factor driving these figures is the distinction between absolute tax bills and effective tax rates. North Jersey towns with soaring property values often generate high tax bills even when their tax rates are relatively modest. In South Jersey, however, lower home values can make tax rates appear more burdensome, since residents are paying a higher percentage of their home’s assessed value.
This contrast explains why wealthy towns like Deal, Alpine, and Avalon dominate lists of most expensive home values, while communities in Essex, Bergen, and Camden counties dominate property tax rankings.
The Bigger Picture for Homebuyers
For families, retirees, and investors considering a move to New Jersey, the decision often comes down to balancing lifestyle with financial reality. Coastal towns promise ocean views and luxury estates but command some of the highest purchase prices in the country. Meanwhile, North Jersey towns deliver top schools and proximity to Manhattan, but often at the cost of massive property tax bills.
As the housing market continues to shift, keeping track of these numbers is crucial. Buyers, sellers, and residents alike must navigate not only the high costs of entry but also the long-term tax commitments that come with owning a home in the Garden State. More insights into real estate trends across New Jersey can be found here.
