Montclair NJ Property Taxes: What You'll Actually Pay (2026)
Montclair has some of the highest property taxes in New Jersey — which means some of the highest in the country. This guide gives you the actual numbers, how they're calculated, and what you can do if you think your assessment is too high.
Montclair Property Tax Quick Facts
Average annual tax bill
$18,000–$25,000
Effective tax rate
~2.5–3.2% of assessed value
Median home value
~$750,000–$850,000
Tax payment schedule
Quarterly (Feb, May, Aug, Nov)
A $900,000 home in Montclair will typically carry an annual tax bill of $20,000–$28,000 per year. That's $1,700–$2,300 per month added to your housing costs on top of your mortgage.
Why Are Montclair Taxes So High?
New Jersey property taxes fund local government and public schools — there's no income tax redistribution at the state level to offset this. In Montclair, a significant portion of your property tax goes to the school district, which spends among the highest per-pupil in the state (~$23,000/student/year).
The municipal tax rate, school tax rate, county tax rate, and library tax all combine into your total bill. In Montclair, the school portion typically represents 60–65% of the total bill.
How to Appeal Your Property Tax Assessment
If your assessed value seems too high (which is common after a revaluation), you can appeal. Here's how:
- Get your current assessment from the Montclair Township Tax Assessor (Township Hall, 205 Claremont Ave)
- File an appeal with the Essex County Board of Taxation by April 1 of the tax year
- Gather comparable sales (comps) of similar homes that sold for less than your assessed value
- Attend your hearing — you can go yourself or hire a tax appeal attorney (they typically work on contingency)
Appeals are worth pursuing if your assessed value is more than 10% above what comparable homes have sold for. Many Montclair homeowners successfully reduce their assessments after revaluations.
Montclair vs. Nearby Towns
| Town | Avg Tax Bill | Effective Rate |
|---|---|---|
| Montclair | $20,000–$25,000 | ~2.8% |
| Bloomfield | $9,000–$12,000 | ~3.2% |
| Glen Ridge | $18,000–$22,000 | ~2.6% |
| Maplewood | $15,000–$20,000 | ~2.9% |
| Verona | $11,000–$15,000 | ~2.5% |
| Livingston | $14,000–$18,000 | ~2.1% |