CALCULATOR

NJ Mortgage Calculator: your real monthly payment, property tax included.

Most mortgage calculators quote principal and interest and leave New Jersey's property tax as an afterthought. Here, enter the home’s annual property tax and it goes straight into the payment — along with insurance, PMI and HOA — so the number you see is the number you will actually pay each month.

NJ mortgage calculator with property tax included: estimate your real monthly payment on a New Jersey home, by Jasmine Tsui, Weichert Realtors

By Jasmine Tsui, NJ Realtor® with Weichert, Realtors (North Edison) · NJ Realtors® Circle of Excellence Platinum · Updated October 22, 2026

Short answer

In New Jersey, property tax is often a fifth or more of the monthly mortgage payment. A $750,000 home in Edison with 20% down at a 7.40% 30-year fixed rate costs about $5,369 a month: $4,154 principal and interest, about $1,081 property tax and about $133 homeowners insurance. Enter the home's actual yearly tax bill in dollars below to see your real payment, then compare 13 NJ towns side by side.

The home

Use the yearly tax bill from the listing or town tax records.
Down payments under 20% usually add PMI.

The loan

Other monthly costs

The part people forget

In New Jersey, tax can be a fifth to a quarter of the payment

Take a $750,000 home with 20% down at 7.40% over 30 years. Principal and interest come to about $4,154 a month. A generic 1% tax assumption adds $625. At Edison's ratio of 1.73% the tax is $1,081 a month, and at Highland Park's 2.23% it is $1,393.

Same house, same loan: moving it from Westfield (1.45%) to Highland Park (2.23%) changes the payment by about $485 a month. That is why this calculator asks for the actual yearly tax bill in dollars instead of assuming a generic 1%.

NJ mortgage calculator chart: same $750,000 home costs $5,300 a month in South Brunswick, $5,369 in Edison and $5,669 in Hillsborough because of property tax, by Jasmine Tsui, Weichert Realtors
Same home, same loan, three towns: property tax alone moves the monthly payment by about $370.
Compare the same towns by school ranking

How the town rates are built

Each rate is the town's 2025 average residential tax bill divided by its average sale price. It answers a planning question: what share of price does a typical home here pay each year?Your real bill is the home's assessed value times the town's general tax rate, and assessments vary house to house. Before you write an offer, ask for the seller's actual tax bill and type it into the Annual property tax box above.

Source: NJ Division of Taxation, 2025 average residential property tax (nj.gov). Ratios are our calculation. Rate default: Freddie Mac PMMS, October 15, 2026 (freddiemac.com).

Live comparison

Same home, different town

Updates as you type: your price, down payment, rate, insurance, HOA and PMI from the calculator above, with each town's typical tax ratio applied. The last column compares each town with the tax bill you entered. Sorted from lowest to highest monthly payment.

TownCountyTax ratioTax per yearTotal monthlyvs. your numbers
WestfieldUnion1.45%$10,875$5,194−$175/mo
BridgewaterSomerset1.51%$11,325$5,231−$138/mo
PiscatawayMiddlesex1.59%$11,925$5,281−$88/mo
South BrunswickMiddlesex1.62%$12,150$5,300−$69/mo
EdisonMiddlesex1.73%$12,975$5,369—
TenaflyBergen1.73%$12,975$5,369—
Scotch PlainsUnion1.80%$13,500$5,413+$44/mo
East BrunswickMiddlesex1.85%$13,875$5,444+$75/mo
West WindsorMercer1.86%$13,950$5,450+$81/mo
PlainsboroMiddlesex1.88%$14,100$5,463+$94/mo
MetuchenMiddlesex1.89%$14,175$5,469+$100/mo
HillsboroughSomerset2.21%$16,575$5,669+$300/mo
Highland ParkMiddlesex2.23%$16,725$5,681+$313/mo

Tenafly is a Bergen County benchmark, shown for comparison. Town averages reflect each town's own price level, so applying them to one price is an approximation.

Questions about NJ mortgage payments

What is the average property tax rate in Central New Jersey towns?
Measured as the 2025 average residential tax bill divided by the average sale price, the 13 towns in the comparison table run from about 1.45% in Westfield to about 2.23% in Highland Park. That ratio is our own calculation from the NJ Division of Taxation 2025 average residential tax data. It is a planning number, not the tax rate printed on a bill.
Does my NJ mortgage payment include property tax?
Usually, yes. Most New Jersey lenders collect property tax and homeowners insurance with each monthly payment, hold it in an escrow account and pay the bills for you. Escrow is required on FHA loans and on most conventional loans with less than 20% down. That is why this calculator shows the full monthly payment, not just principal and interest. Your lender's Loan Estimate lists the exact escrow amount.
How much is property tax on a $750,000 home in Edison, NJ?
At Edison's average residential tax-to-price ratio of about 1.73%, a $750,000 home would pay roughly $12,975 a year, or about $1,081 a month. The real bill on a specific house depends on its assessed value, so ask for the seller's latest tax bill and type that dollar amount into the Annual property tax box above.
Why is my lender's monthly payment different from this one?
Four usual reasons. The lender uses the actual tax bill on the house, which follows the assessed value rather than your price. Your insurance quote is real, not a placeholder. PMI is priced from your credit score. And the lender's escrow account may collect a cushion of up to two months on top. Use this to plan, and the lender's Loan Estimate to decide.
Will my property tax go up after I buy?
Not simply because you bought. The New Jersey Supreme Court held in West Milford v. Van Decker (1990) that a town cannot raise a home's assessment merely because it sold. Your bill can still rise each year when the town, county and school budgets set a new tax rate, after a town-wide revaluation, or after improvements you make. Budget for some increase.
When does PMI come off?
Under the federal Homeowners Protection Act, for most conventional loans on a primary home your servicer must end PMI automatically when the scheduled balance reaches 78% of the original value, or at the loan's midpoint at the latest. You can ask in writing to cancel it at 80% if your payment history is good. This calculator shows the month the scheduled balance reaches 78%.
What interest rate should I put in?
Your own quote, once you have one. Until then, the Freddie Mac weekly survey is a fair national benchmark: 7.40% for a 30-year fixed and 6.71% for a 15-year fixed as of October 15, 2026. Your rate will differ with credit score, points, loan size and lock period.
Can I enter my down payment in dollars instead of a percentage?
Yes. Use the % / $ switch next to the Down payment box. The calculator converts the amount for you and shows the other figure underneath, for example 20% of a $750,000 price equals $150,000. Under 20% down, it also adds PMI and estimates the month it comes off.
Who can run these numbers on a real NJ listing for me?
Jasmine Tsui, a Realtor with Weichert, Realtors in North Edison (123 Lincoln Hwy, Edison, NJ 08820), runs this math on real listings for buyers across New Jersey, with a focus on Edison, Metuchen, East Brunswick, Piscataway, South Brunswick and nearby towns. She has 200+ closings and works in English, Mandarin and Cantonese. Call or text 201-920-5825 with a listing address and she will pull the actual tax bill and estimate the full payment.

Sources: CFPB, removing PMI (consumerfinance.gov); Township of West Milford v. Van Decker, 120 N.J. 354 (1990) (Justia); Freddie Mac PMMS (freddiemac.com).

Next steps with your number

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Buyer cash to close, itemised — and it correctly leaves the mansion tax off your side.

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Not an automated guess — a written CMA from recent sales on your street.

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NEXT STEP

Want this run on a real listing?

Send me the address. I will pull the actual tax bill and assessment, and build the full monthly payment before you write an offer.

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