Victory Gardens, NJ real estate: the numbers, explained.

Home values in Victory Gardens

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

Zillow’s Home Value Index for Victory Gardens was $333,514 as of September 30, 2026, down 9.2% from a year earlier and up 2.9% over five years. Over ten years the index rose 57.1%. 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 $361,000 across 4 sales used in that report. That is a small sample, so treat it as a rough marker. 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 $250,600 (2020–2024 average), compared with a Morris County town median of $592,600.

Victory Gardens property taxes

Victory Gardens’s 2025 general tax rate was 3.538 per $100 of assessed value, and its effective tax rate was 2.14%, higher than the Morris County town median of 2.004% and about the same as the statewide municipal median of 2.141%. That ranks it #24 lowest of 39 Morris County municipalities by effective rate. The average residential tax bill was $6,051 on an average assessment of $171,033 across 301 residential properties.

Applied to the typical home value of $333,514, the effective rate implies roughly $7,137 a year ($595 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 $333,514 home with 20% down ($66,703) 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 $1,807 a month. With estimated property tax that’s about $2,402, before insurance, any HOA fee and utilities. For comparison, the Census median gross rent in Victory Gardens is $1,518.

Run my numbers for Victory GardensRent vs buy here

Who lives in Victory Gardens

About 1,759 people live in Victory Gardens. 32.9% of occupied homes are owner-occupied (county town median 81.9%), so renters are a large part of the market and rentals turn over often. 22.1% of housing units are single-family detached houses. The median resident age is 42, and 14.6% of adults 25 and older hold a bachelor’s degree or higher. Median household income is $62,550, lower than the county town median of $154,923.

The median home in Victory Gardens was built in 1972. 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 Victory Gardens

Workers in Victory Gardens average 24.8 minutes each way (those who don’t work from home), shorter than the Morris County town median of 29.6 minutes. 0% commute by public transportation, so most commuters drive and 6.9% work from home.

Schools

I don’t republish unofficial school scores. For Victory Gardens, 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 Victory Gardens’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

• Renters: with 67.1% of homes renter-occupied, Victory Gardens has a deep rental market. Line up documents before touring. The move-in calculator shows the cash you’ll need.
• Buyers: taxes run above the county median, so budget on the tax bill, not just the price. Ask for the current bill on every listing.
• Sellers: price carefully against recent nearby sales. Overpricing costs the first week, when buyer attention peaks.
• Low turnover: about 4 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