Tinton Falls, NJ real estate: the numbers, explained.

Home values in Tinton Falls

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

Zillow’s Home Value Index for Tinton Falls was $652,932 as of September 30, 2026, up 7% from a year earlier and up 43.2% over five years. Over ten years the index rose 87.8%. 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 $562,120 across 90 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 $478,000 (2020–2024 average), compared with a Monmouth County town median of $666,900.

Tinton Falls property taxes

Tinton Falls’s 2025 general tax rate was 1.386 per $100 of assessed value, and its effective tax rate was 1.423%, lower than the Monmouth County town median of 1.607% and lower than the statewide municipal median of 2.141%. That ranks it #20 lowest of 52 Monmouth County municipalities by effective rate. The average residential tax bill was $8,456 on an average assessment of $610,134 across 7,083 residential properties.

Applied to the typical home value of $652,932, the effective rate implies roughly $9,291 a year ($774 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 $652,932 home with 20% down ($130,586) 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 $3,539 a month. With estimated property tax that’s about $4,313, before insurance, any HOA fee and utilities. For comparison, the Census median gross rent in Tinton Falls is $1,746 and Zillow’s observed rent index (asking rents, Sept. 2026) is $3,294.

Run my numbers for Tinton FallsRent vs buy here

Who lives in Tinton Falls

About 19,361 people live in Tinton Falls. 84.1% of occupied homes are owner-occupied (county town median 72.3%). 44.5% of housing units are single-family detached houses. The median resident age is 46.6, and 54.3% of adults 25 and older hold a bachelor’s degree or higher. Median household income is $117,308, lower than the county town median of $121,908.

The median home in Tinton Falls was built in 1991. Newer housing stock usually means fewer legacy issues like buried oil tanks or lead paint, but still inspect roofs, HVAC age and drainage, and check any HOA’s finances.

Commuting from Tinton Falls

Workers in Tinton Falls average 30.3 minutes each way (those who don’t work from home), shorter than the Monmouth County town median of 32.0 minutes. 4% commute by public transportation, so most commuters drive and 17% work from home.

Schools

I don’t republish unofficial school scores. For Tinton Falls, 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 Tinton Falls’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 43.2% in five years, so many owners have significant equity. See your number in the seller net sheet.

Nearby towns at a similar price