Lowest effective property tax rates in Middlesex County
The effective tax rate is the NJ Division of Taxation’s figure for comparing towns. Multiply a home’s market value by it for a ballpark annual tax. A low rate can still mean a large bill in an expensive town.
| # | Town | County | Effective tax rate | Avg tax bill (2025) | Typical home value |
|---|---|---|---|---|---|
| 1 | Cranbury | Middlesex | 1.454% | $11,281 | $971K |
| 2 | Monroe | Middlesex | 1.557% | $9,229 | $626K |
| 3 | Piscataway | Middlesex | 1.708% | $9,105 | $597K |
| 4 | Carteret | Middlesex | 1.760% | $8,196 | $560K |
| 5 | South River | Middlesex | 1.797% | $7,824 | $532K |
| 6 | Old Bridge | Middlesex | 1.836% | $9,590 | n/a |
| 7 | South Brunswick | Middlesex | 1.938% | $10,951 | n/a |
| 8 | Edison | Middlesex | 2.005% | $10,585 | $636K |
| 9 | South Plainfield | Middlesex | 2.023% | $9,155 | $581K |
| 10 | Helmetta | Middlesex | 2.054% | $7,441 | $428K |
| 11 | South Amboy | Middlesex | 2.056% | $8,859 | $522K |
| 12 | New Brunswick | Middlesex | 2.092% | $7,101 | $439K |
| 13 | Sayreville | Middlesex | 2.098% | $9,156 | $526K |
| 14 | Middlesex | Middlesex | 2.164% | $10,241 | $542K |
| 15 | Woodbridge | Middlesex | 2.234% | $9,597 | $478K |
Source: NJ Division of Taxation, 2025 General Tax Rates and 2025 Average Residential Statistics; Zillow Home Value Index (ZHVI), Sept. 30, 2026. Municipalities with at least 2,000 residents in Middlesex County. Click a column to sort.
How to use this ranking
One number never picks a town. Use this list to build a shortlist, then open each town guide for taxes, values, commute and housing stock side by side, or put up to three in the comparison tool.
See the same ranking for all of North & Central NJ or the Middlesex County overview.
Questions, answered
Which Middlesex County town ranks #1 for lowest effective property tax rates?
Cranbury (Middlesex County), at 1.454%, among 25 municipalities with at least 2,000 residents. Source: NJ Division of Taxation, 2025 General Tax Rates and 2025 Average Residential Statistics.
Where does this data come from?
NJ Division of Taxation, 2025 General Tax Rates and 2025 Average Residential Statistics. Rankings cover municipalities in Bergen, Passaic, Essex, Hudson, Morris, Union, Middlesex, Somerset and Monmouth counties with at least 2,000 residents.
Is this a list of the best places to live?
It ranks one measurable factor. For a combined view, try the best places to live scorecard, where you set the weights.
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