Manchester, Ocean County, New Jersey Property Taxes
Property Taxes in Manchester, New Jersey
Median Manchester, New Jersey effective property tax rate: 2.33%, significantly higher than the national median of 1.02%, and lower than the New Jersey state median of 2.88%.
Median Manchester, New Jersey home value: $170,900
Median annual Manchester, New Jersey tax bill: $3,928, higher than the national median property tax bill of $2,400.
How are property taxes in Ocean calculated?
Property taxes in Manchester, New Jersey are calculated based on the tax assessed value, which is often lower than the actual market value due to property tax exemptions such as the homestead or senior exemption.
Understanding Manchester's property tax system, exemptions, and reduction opportunities can lead to significant savings. Regardless of where you live in Manchester, knowing local tax details benefits homeowners and investors.
Last Updated April 13, 2026
Manchester, Ocean County, New Jersey Property Tax Bill Calculator
$100,000
$1,500,000
$3,000,000
Median Effective Tax Rate
2.33%
Estimate Property Tax Bill
$3,982
$3,695
How Does the Manchester Property Tax Calculator Work?
Use this Manchester property tax calculator to estimate your annual property tax bill. Enter your property's assessed value and our calculator applies Manchester's median effective tax rate of 2.33% — based on actual property records in Ocean County — to generate your estimate.
Enter your property's estimated assessed value — the figure the local tax assessor uses to calculate your bill, which reflects any exemptions you hold and is typically lower than your home's market value. Our calculator applies Manchester's median effective rate across all local levies, providing a more accurate estimate than applying a single county millage rate.
Your bill may vary by ZIP code within Manchester: rates range from 2.33% in 08759 to 2.33% in 08759, primarily due to differences in school district levies and local assessment districts.
For a more precise estimate, scroll down to explore ZIP code-level tax rate trends across Manchester.
About Manchester Property Taxes
About Property Taxes in Manchester, Ocean, New Jersey
Manchester’s median effective property tax rate of 2.33% is lower than the New Jersey state median of 2.88% and higher than the national median of 1.02%. This rate reflects the Ocean County base levy combined with local school district levies and special assessment districts that vary by subdivision throughout the city.
Property tax rates are not uniform across Manchester. Homeowners in the 08759 ZIP code carry a median effective rate of 2.33%, while those in the same ZIP also pay 2.33%. This spread — 0 percentage points across the same city — reflects how school district boundaries and local assessment districts are drawn across Ocean County. Understanding which part of Manchester you live in can make a meaningful difference to your annual tax bill.
Manchester homeowners who believe their assessed value is too high can file a formal appeal with the local Tax Assessor before April 1, 2026.
If your estimated bill above seems higher than expected, Ownwell can review your assessment and protest on your behalf. You only pay if we save you money.
Property Tax Rates Across Manchester, Ocean County, New Jersey
As noted earlier, local government entities set tax rates, which can vary widely within a state.
Why? Because annually, each county estimates its required budget to provide services and divides that by the total value of all taxable property within its jurisdiction. This calculation results in the property tax rate.
While there are votes and laws involved in setting tax rates and budgets, in a nutshell, this is the annual process.
Below, you can compare Manchester's effective property tax rate to other cities in New Jersey and the median property tax rates in New Jersey and the U.S.
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Manchester Tax Rate
2.33%
Our median effective property tax rate (tax bill ÷ assessor's market value) accounts for exemptions and deductions, making it more accurate than the general median tax rate, which is the midpoint of statutory rates before adjustments.
Median Effective Ocean County Tax Rate
2.35%
Median Effective New Jersey Tax Rate
2.88%
Median Effective United States Tax Rate
1.02%
Property Tax Rates Across Manchester, Ocean County, New Jersey
| Zip | 10th Percentile | 25th Percentile | Median Tax Rate | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 08759 | 2.17% | 2.33% | 2.33% | 2.33% | 2.33% |
| 08757 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Assessment Values Across Manchester, Ocean County, New Jersey
When examining property taxes in Manchester, New Jersey, understanding the distinction between market value and assessed value is crucial.
The market value is what a willing buyer would pay to a willing seller in an open and competitive market, often influenced by location, property condition, and economic market trends. The Ocean County tax assessor estimates the market value for tax purposes.
The assessed value is the market value minus any applicable exemptions or limits determined by local laws and offerings. The tax assessed value is the figure used to calculate your property taxes or the amount multiplied by your tax rate to get your tax bill.
Assessment notices:
In Ocean County, assessment notices are sent in February each year. They'll typically reach your mailbox by the middle of February.
Each property owner receives an assessment notice that contains both the market value and assessed value, along with an estimate of your property tax bill. By providing insights into how assessed and market values are determined, this section helps property owners navigate their tax responsibilities and understand the valuation processes affecting their property taxes in Manchester.
For example, the median home price in Manchester is $170,900, with tax bills ranging significantly across the county. 08759 has the highest median home price at $170,800.
Property Tax Assessment Values Across Manchester, Ocean County, New Jersey
Source: Ownwell
$105,700
$603,200
$1,100,700
Median Manchester Market Value
$170,900
Median Ocean County Market Value
$288,500
Median New Jersey Market Value
$288,200
Median United States Market Value
$235,294
Property Tax Assessment Values Across Manchester, Ocean County, New Jersey
| Zip | 10th Percentile | 25th Percentile | Median Home Price | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 08759 | $118,700 | $139,100 | $170,800 | $240,100 | $303,920 |
| 08757 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Property Tax Bills Across Manchester, Ocean County, New Jersey
How are property tax bills calculated in Manchester?
Property tax bills in Manchester are based on the assessed value of a home, not the market price alone. Local tax rates are applied to that assessed value to determine the final bill, and the amount can vary depending on where the property is located within Ocean County. For homeowners, this means two similar homes can receive different tax bills if their assessments or tax rates differ.
What factors affect the bill?
The median home price is $170,900, and the median property tax bill is $3,928. That is well above the national median property tax bill of $2,400 and the national median property tax rate of 1.02%. Bills in the area also vary widely, with the 25th percentile at $3,178, the 75th percentile at $5,542, and the 90th percentile at $7,030. The highest and lowest median tax bill is $3,928 in ZIP code 08759. These differences show how property taxes can significantly affect monthly housing costs and long-term affordability for homeowners.
Median Manchester Tax Bill
$3,928
Median Ocean County Tax Bill
$6,412
Median New Jersey Tax Bill
$8,638
Median United States Tax Bill
$2,400
Property Tax Bills Across Manchester, Ocean County, New Jersey
| Zip | 10th Percentile | 25th Percentile | Median Tax Bill | 75th Percentile | 90th Percentile |
|---|---|---|---|---|---|
| 08759 | $2,607 | $3,178 | $3,928 | $5,541 | $7,030 |
| 08757 | N/A | N/A | N/A | N/A | N/A |
Source: Ownwell
Don't miss the deadline to appeal!
Dates | |
|---|---|
| Appeal Deadline | April 1 |
Links | |
|---|---|
| Ocean Tax Assessor | |
| Website | tax.co.ocean.nj.us |