NJ and LI consistently top "highest property tax" lists. But the comparison is more nuanced than headlines suggest. NJ has higher effective rates; LI has higher median home values. Net result: similar dollar bills, very different mixes.
| Long Island | New Jersey | |
|---|---|---|
| Median single-family home value | ~$650,000 | ~$485,000 |
| Median annual property tax bill | $11,118 | ~$9,500 |
| Effective property tax rate | ~1.7-1.9% | ~2.2% |
| Highest county effective rate | Suffolk ~1.9% | Camden ~2.5% |
| STAR / equivalent | STAR exemption/credit | Homestead Benefit (smaller) |
NJ's 2.2% effective rate is highest in the U.S. by most measures. NJ has a high proportion of school funding coming from local property tax (similar to NY), plus dense municipal layering (NJ has 565 municipalities for 9 million people; LI has ~80 villages/towns for 2.8 million). More layers = more administrative overhead per dollar of property tax raised.
LI's ~1.8% effective rate is slightly lower because LI home values are higher per square foot, which spreads the tax base more.
A typical $500,000 home pays:
But LI median home values are higher, pushing median bills higher even at lower effective rates. The "winner" depends on where you are in the home-value distribution.
Probably not. NJ has higher effective rates AND comparable income tax. LI vs. NJ is roughly a wash on overall tax burden. Choose based on commute, schools, and lifestyle.
South Jersey (Cape May County, Salem County) and parts of NW Jersey have lower effective rates and lower home values. But these are 1-3 hour commutes from NYC; not realistic alternatives to LI.
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Estimates and educational content only — not legal, tax, or financial advice. Verify with your county or town receiver, an attorney, or a CPA before making financial decisions.