Per the New Jersey Division of Taxation 2025 General Tax Rates, the three prestige Monmouth shore boroughs have effective tax rates as follows: Sea Girt at 0.520 percent, Spring Lake at 0.444 percent, and Manasquan at 0.978 percent. All three run dramatically below the New Jersey state median of 2.88 percent. Spring Lake has the lowest rate of the three and one of the lowest in the entire state. Manasquan's rate is roughly double that of Spring Lake and Sea Girt but still meaningfully favorable versus New Jersey norms. On a $3M property, annual taxes run approximately $13,300 in Spring Lake, $15,600 in Sea Girt, and $29,300 in Manasquan.
The New Jersey Property Tax Context
New Jersey property taxes are frequently characterized as the highest in the country. The state median effective property tax rate for 2025 is approximately 2.88 percent of true market value, meaning a typical $1M property in a median New Jersey municipality generates roughly $28,800 in annual property taxes. This state median obscures dramatic variation across the state's 564 municipalities. Rates run from below 0.50 percent in a small handful of prestige coastal and inland communities to above 5.00 percent in some urban districts with declining tax bases.
The three prestige Monmouth County shore boroughs, Sea Girt, Spring Lake, and Manasquan, cluster at the favorable end of this distribution. Buyers evaluating any of them are looking at a materially better property tax environment than most New Jersey buyers, though absolute dollar amounts on multi-million-dollar properties are still substantial and should be modeled explicitly.
The Verified 2025 Numbers
The following rates come directly from the New Jersey Division of Taxation 2025 General Tax Rates publication and are the authoritative source for any due diligence.
| Municipality | General Tax Rate | Effective Tax Rate | vs. NJ Median (2.88%) |
|---|---|---|---|
| Sea Girt Boro | 0.499 | 0.520% | 82% below |
| Spring Lake Boro | 0.457 | 0.444% | 85% below |
| Manasquan Boro | 1.755 | 0.978% | 66% below |
| Spring Lake Heights Boro | 1.024 | 1.075% | 63% below |
| NJ State Median | N/A | 2.88% | Baseline |
Source: NJ Division of Taxation 2025 General Tax Rates. General tax rate is expressed per $100 of assessed value; effective tax rate is the general rate adjusted by the certified ratio of assessed to true market value, and is the more meaningful figure for comparing municipalities. Verified July 2026.
A Quick Explanation of General Rate vs. Effective Rate
New Jersey property tax mechanics use two distinct rates that often confuse buyers. Understanding both matters when comparing municipalities.
General Tax Rate: The dollar amount of tax owed per $100 of assessed value. Assessed value is set by the municipal tax assessor and may or may not equal true market value.
Effective Tax Rate: The general rate adjusted by the certified ratio of assessed value to true market value. This is the more meaningful cross-municipal comparison because it standardizes for the fact that different municipalities assess property at different fractions of market value.
For example, Manasquan's general tax rate of 1.755 looks high next to Sea Girt's 0.499. But Manasquan's certified ratio produces an effective rate of only 0.978 percent, meaning a $2M market-value property in Manasquan generates roughly $19,600 in annual property tax, not the $35,100 the general rate might suggest at first read. Always use the effective rate for cross-municipal comparison.
What This Actually Costs at Real NJ Shore Price Points
The effective rate math is straightforward: annual property tax equals the true market value of the property multiplied by the effective rate. The following table shows what a buyer at each realistic price tier actually pays annually in each of the three boroughs.
| True Market Value | Sea Girt (0.520%) | Spring Lake (0.444%) | Manasquan (0.978%) |
|---|---|---|---|
| $1,000,000 | $5,200 | $4,440 | $9,780 |
| $1,500,000 | $7,800 | $6,660 | $14,670 |
| $2,000,000 | $10,400 | $8,880 | $19,560 |
| $2,500,000 | $13,000 | $11,100 | $24,450 |
| $3,000,000 | $15,600 | $13,320 | $29,340 |
| $5,000,000 | $26,000 | $22,200 | $48,900 |
| $8,250,000 (current Sea Girt top) | $42,900 | $36,630 | $80,685 |
Illustrative annual property taxes based on true market value multiplied by 2025 effective tax rate. Actual bills depend on the assessor's specific assessed value determination and the certified ratio, which vary annually. Verify current-year specifics with the tax assessor of each borough.
The counter-intuitive practical finding: A buyer choosing between a $2M Manasquan beach block property and a $2M Sea Girt interior property is comparing not only two different assets but also two different carrying-cost profiles. The Manasquan property carries approximately $19,560 in annual property tax; the Sea Girt property, approximately $10,400. That $9,160 annual differential compounds meaningfully across a 20-year hold, adding up to more than $180,000 in additional carrying costs on the Manasquan property before any inflation adjustment. Buyers whose acquisition case is materially rental-yield sensitive should model this explicitly. Manasquan's higher rental income potential offsets some of the higher tax burden, but not all of it.
Why These Three Boroughs Have Such Favorable Rates
Three structural factors explain why Sea Girt and Spring Lake rate below one percent effective and Manasquan below one percent effective in a state with a 2.88 percent median.
1. High assessed value per resident driven by second-home concentration. Sea Girt and Spring Lake in particular have very high total residential assessed value spread across relatively few year-round residents. The municipal, county, and school budgets are distributed across a large tax base per capita, which mechanically produces a lower effective rate for each dollar of property value.
2. Small municipal footprints and lean municipal service costs. Sea Girt is 1.5 square miles; Spring Lake is 1.6 square miles; Manasquan is 1.4 square miles. Small physical footprints mean lower absolute costs for road maintenance, public safety, and general municipal services relative to total ratables. Larger New Jersey townships covering 10-plus square miles typically carry proportionally higher municipal service costs.
3. Small school-age populations relative to overall property value. The single largest line item on most New Jersey property tax bills is the school district levy. Sea Girt and Spring Lake in particular have small resident school-age populations relative to their total property value, which produces materially lower per-property school levies. Manasquan has a larger year-round population and school-age enrollment, which produces its higher (but still favorable) effective rate.
How These Rates Compare to Other Northeast Coastal Luxury Markets
The favorable NJ Shore property tax rates land well against other Northeast coastal luxury markets on a carrying-cost basis. This is a genuinely under-appreciated feature of the northern Monmouth shore.
| Market | Typical Effective Property Tax | Annual on $3M Property |
|---|---|---|
| Spring Lake, NJ | 0.444% | ~$13,320 |
| Sea Girt, NJ | 0.520% | ~$15,600 |
| Nantucket, MA | ~0.35-0.55% | ~$10,500-$16,500 |
| Manasquan, NJ | 0.978% | ~$29,340 |
| The Hamptons, NY (typical) | ~1.0-1.5% | ~$30,000-$45,000 |
| Kennebunkport, ME | ~0.55-0.80% | ~$16,500-$24,000 |
| Newport, RI | ~0.65-1.00% | ~$19,500-$30,000 |
Comparative rates are approximate and based on typical recent municipal or town effective rates in each market. Rates vary annually and by specific property within each market. Verify current-year specifics before underwriting any property.
What Drives Year-to-Year Rate Changes
New Jersey municipalities set their tax rate annually as part of the municipal budget process. The rate is a function of total municipal, county, and school district budgets divided by the total assessed value of taxable property in the municipality. Rates typically increase 1 to 3 percent per year in stable municipalities, driven by inflationary pressure on municipal payroll, county services, and school district costs.
Assessed values also change over time through revaluations and periodic property-level reassessments. In practice, buyers should expect their Sea Girt or Spring Lake tax bill to increase modestly each year across a long-term hold, with occasional larger step-changes if the borough conducts a full revaluation. Assessed value increases tied to major renovations, additions, or new construction can materially increase the property's tax bill outside of normal rate movements.
What Buyers Must Verify Before Closing
The pre-closing due diligence checklist for property tax underwriting on any NJ Shore acquisition:
- Pull the current assessed value from the tax assessor: This is the base for the annual bill. Confirm the assessment date and any pending revaluation.
- Confirm the current-year general and effective tax rate: Rates change annually. Confirm the current-year rate directly with the tax collector or the NJ Division of Taxation publication.
- Pull the most recent tax bill: The actual bill will show the current-year assessed value, the current rate, and any special assessment districts or credits. This is the most reliable baseline for the acquisition case.
- Understand the certified ratio: The ratio of assessed to market value is critical for cross-municipal comparison and for evaluating any potential assessment appeal.
- Model tax increases across the hold period: Assume 1 to 3 percent annual increases in a stable municipality; higher if a revaluation is expected.
- Understand the school district context: Local school district financial health affects future tax pressure. Sea Girt and Spring Lake have historically stable school district finances.
- Verify no unpaid tax balances at closing: Standard practice, but the specific figures should be confirmed with the tax collector immediately before closing.
The Appeal Process
Property owners in New Jersey can appeal their assessed value if they believe it exceeds true market value. Appeals must typically be filed by April 1 of the tax year in question with the county board of taxation. Appeals require evidence, typically recent comparable sales or a professional appraisal, and are decided by the board based on that evidence. Successful appeals can reduce the assessed value and therefore the tax bill for that year and going forward. Sea Girt and Spring Lake have historically had relatively few successful appeals because assessed values are generally close to market value; appeals are more common in municipalities where the certified ratio suggests widespread over-assessment.
The bottom line for NJ Shore buyers: Property taxes are a real annual carrying cost that need explicit modeling, but on the northern Monmouth shore, they are meaningfully more favorable than New Jersey buyers typically expect. Sea Girt and Spring Lake are among the most favorable prestige coastal property tax environments in the Northeast, with effective rates below the Hamptons and comparable to Nantucket. Manasquan carries a higher rate but is offset by its stronger rental income potential and lower entry prices. Match the borough to the specific acquisition case, and model the actual annual tax bill using the effective rate and the property's current or expected assessed value.
Frequently Asked Questions
What is the property tax rate in Sea Girt, NJ?
Sea Girt, NJ has a 2025 general tax rate of 0.499 and an effective tax rate of 0.520 percent of true market value, per the New Jersey Division of Taxation. This is approximately 82 percent below the New Jersey state median of 2.88 percent. On a $3M Sea Girt property the annual property tax bill runs approximately $15,600. On a $5M property the annual bill runs approximately $26,000.
What is the property tax rate in Spring Lake, NJ?
Spring Lake, NJ has a 2025 general tax rate of 0.457 and an effective tax rate of 0.444 percent of true market value, per the New Jersey Division of Taxation. This is the lowest effective rate of any of the three prestige Monmouth shore boroughs and one of the lowest in the entire state. On a $3M Spring Lake property the annual property tax bill runs approximately $13,300. Note that Spring Lake Borough is distinct from Spring Lake Heights Borough, which has an effective rate of 1.075 percent.
What is the property tax rate in Manasquan, NJ?
Manasquan, NJ has a 2025 general tax rate of 1.755 and an effective tax rate of 0.978 percent of true market value, per the New Jersey Division of Taxation. This is meaningfully higher than Sea Girt and Spring Lake but still well below the New Jersey state median of 2.88 percent. On a $1.5M Manasquan property the annual bill runs approximately $14,700; on a $2.5M property approximately $24,500.
Why are Sea Girt and Spring Lake property taxes so low compared to the rest of New Jersey?
Three structural factors drive the favorable rates: high assessed value per resident from second-home concentration, small municipal footprints that keep municipal service costs low relative to ratables, and small school-age populations that reduce the school levy per property. Manasquan has similar features but a larger year-round population and school enrollment, producing a higher but still favorable effective rate.
How do NJ Shore property taxes compare to the Hamptons and Nantucket?
Sea Girt at 0.520 percent effective and Spring Lake at 0.444 percent effective are lower than typical Hamptons rates (approximately 1.0 to 1.5 percent) and comparable to Nantucket property tax rates (approximately 0.35 to 0.55 percent typical). On carrying-cost basis, Spring Lake and Sea Girt are among the more favorable prestige coastal markets in the Northeast, though absolute dollar amounts on multi-million-dollar properties are still substantial.
Evaluating a Sea Girt, Spring Lake, or Manasquan property and want an independent read on what the annual property tax carrying cost will actually be at the specific price you are considering, including how it compares to alternative markets you may be evaluating? I work with vetted local buyer's agents in all three boroughs and can connect you with representation that understands the specific tax and assessment dynamics before you make an offer.
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