Eatontown, NJ real estate: the numbers, explained.

Home values in Eatontown

Zillow Home Value Index (all homes, middle tier, smoothed, seasonally adjusted) for the Zillow region “Eatontown”, September 30 of each year. Source: Zillow Research.

Zillow’s Home Value Index for Eatontown was $652,644 as of September 30, 2026, up 9% from a year earlier and up 42.3% over five years. Over ten years the index rose 101.3%. ZHVI models a typical home value. It isn’t the price of any specific house.

The NJ Division of Taxation’s 2026 Average Residential Statistics show an average residential sale price of $868,917 across 30 sales used in that report. Averages can be pulled up or down by a few sales, which is one reason it can differ from Zillow’s index.

The Census Bureau’s survey puts the median value of owner-occupied homes, as estimated by owners, at $492,400 (2020–2024 average), compared with a Monmouth County town median of $666,900.

Eatontown property taxes

Eatontown’s 2025 general tax rate was 1.758 per $100 of assessed value, and its effective tax rate was 1.576%, about the same as the Monmouth County town median of 1.607% and lower than the statewide municipal median of 2.141%. That ranks it #26 lowest of 52 Monmouth County municipalities by effective rate. The average residential tax bill was $11,411 on an average assessment of $649,083 across 3,087 residential properties.

Applied to the typical home value of $652,644, the effective rate implies roughly $10,286 a year ($857 a month) in property tax. The Division publishes the effective rate for comparing towns, not for computing a specific bill, so use it as a ballpark.

What it costs to own vs. rent

For a $652,644 home with 20% down ($130,529) and a 30-year fixed loan at 7.18%, Freddie Mac’s national average for the week of November 5, 2026, principal and interest come to about $3,537 a month. With estimated property tax that’s about $4,394, before insurance, any HOA fee and utilities. For comparison, the Census median gross rent in Eatontown is $1,601 and Zillow’s observed rent index (asking rents, Sept. 2026) is $2,256.

Run my numbers for EatontownRent vs buy here

Who lives in Eatontown

About 13,575 people live in Eatontown. 58.1% of occupied homes are owner-occupied (county town median 72.3%). 40.9% of housing units are single-family detached houses. The median resident age is 49, and 37.9% of adults 25 and older hold a bachelor’s degree or higher. Median household income is $90,463, lower than the county town median of $121,908.

The median home in Eatontown was built in 1971. Much of the housing predates 1978, so buyers should plan for older-home checks: lead-based paint disclosure, an oil-tank sweep if the house ever had oil heat, knob-and-tube or older electrical, galvanized plumbing, and a sewer-line scope. See the NJ inspection checklist.

Commuting from Eatontown

Workers in Eatontown average 22 minutes each way (those who don’t work from home), shorter than the Monmouth County town median of 32.0 minutes. 1.8% commute by public transportation, so most commuters drive and 11.9% work from home.

Schools

I don’t republish unofficial school scores. For Eatontown, start with the New Jersey Department of Education’s School Performance Reports, then confirm the exact school assignment for any address with the district, since some NJ towns send students to regional or neighboring high schools. See how to research NJ schools.

Downtown, food and things to do

The best way to judge Eatontown’s restaurants, parks and weekend life is in person. Visit on a weeknight and a Saturday morning, check the town recreation calendar and walk the blocks you’d live on. My town scouting checklist shows what to look for.

My take for buyers, sellers and renters

• Buyers: a below-county-median effective tax rate stretches your budget further here than in many Monmouth towns. Compare with the town comparison tool.
• Sellers: values are up 42.3% in five years, so many owners have significant equity. See your number in the seller net sheet.
• Low turnover: about 30 residential sales were in the state’s 2026 report, so good listings can be scarce. Set alerts and be ready to act.

Nearby towns at a similar price