Warren Property Taxes, Explained
Warren Township's certified general tax rate is $1.841 per $100 of assessed value on the 2025 Somerset County Abstract of Ratables. On the 179 homes that sold in the past twelve months and reported taxes, the median annual bill was $14,332, which worked out to a median 1.26% of the sale price. The stated rate and the effective rate are not the same measure and do not chain together: the rate applies to an assessment, and Warren assessments run well below market, a median 74.0% of sale price across the sales carrying one. The two are reconciled further down this page.
Where the money goes
One tax bill funds several governments. The two school districts take the largest share, and the K-8 district is roughly two and a half times the regional high school. The verified 2026 figures:
| Who levies it | 2026 figure | What that means |
|---|---|---|
| Warren Township Schools, K-8 | $53,179,465 levy | The largest single piece. The district estimates a 2026-27 rate of $0.8367 per $100 on the calendar-year levy basis. The note below shows how the levy and the rate reconcile |
| Watchung Hills Regional HS | $0.3470 per $100 | $3,546 on the average assessed Warren home, and the rate fell this year |
| Township of Warren, municipal | $16,545,271 levy | The introduced CY2026 budget added $64 to the average home |
| Somerset County | County set | County operations, open space and the county library system, set by the county budget |
The school rates above come from documents that use different valuation bases: the K-8 User Friendly Budget uses an estimated net taxable valuation of $6,107,636,600 while the regional tax analysis uses Warren ratables of $6,570,823,700. Do not add the component rates together and multiply by one number. The K-8 estimate does reconcile once the year bases are lined up: school budget years straddle two tax calendar years, and the budget's rate page uses the calendar 2026 levy, the average of the 2025-26 levy of $49,022,358 and the 2026-27 levy of $53,179,465. That average, $51,100,912, over the budget's own $6,107,636,600 valuation computes to exactly the $0.8367 the district prints, to the dollar across the district's 2025-26 and 2026-27 User Friendly Budgets. Dividing the full 2026-27 school-year levy by the same valuation gives $0.8707 per $100, which is arithmetic on a different year basis rather than a rate anyone certifies. The certified general rate on your actual bill is the authoritative combined figure.
What Warren homes actually pay
Across the 179 sales of the past twelve months that reported taxes, a quarter of homes paid under $7,784, half paid under $14,332, and a quarter paid over $18,490. These figures cover every residential property type in the MLS, including townhouses and condominiums, which anchor the low end of that range.
Why your assessment is below market value
Warren has not conducted a recent revaluation, so assessments sit below market prices and the county applies an equalization ratio to keep taxation fair across towns. On the 179 of the past year's sales that carry an assessment on file, the median home was assessed at 74.0 percent of its eventual sale price. The practical rule: never estimate a tax bill by multiplying the tax rate by a market price. Use the actual assessment on the property record, or the current owner's actual bill.
The certified rate of $1.841 applied to a 74.0 percent assessment ratio would imply an effective rate near 1.36 percent of sale price, above the 1.26 percent measured on actual bills above. The three figures rest on different samples and different years and cannot be chained. The rate is the county's 2025 certification. The assessment ratio is a median across the sales carrying an assessment. The effective rate is a median across the sales reporting a tax bill, and the bill carried in a listing record often reflects an earlier tax year than the current certified rate. Read the 1.26 percent as what recent buyers were actually billed, and the $1.841 certified rate as the authority for what is owed now.
The mechanics
Property taxes are due quarterly on February 1, May 1, August 1 and November 1, with a grace period the Township sets each year. In 2026 the third quarter grace period ran to August 24. Assessment appeals are filed with the Somerset County Board of Taxation, generally by April 1 of the tax year. Confirm current deadlines and balances with the Warren Township Tax Collector before acting on anything here.
Read the underlying reporting
The figures on this page come from documents covered in detail on this site: the two school budgets and what they cost the average Warren home, the CY2026 municipal budget, and the ongoing Warren market page. Updated September 7, 2026. This page is refreshed as new budgets are adopted.
Updated September 7, 2026, on the twelve months of closings ending September 6, 2026, the same window as the market page and the market tape. Tax figures refresh as budgets are adopted and the county certifies the rate. If a number here disagrees with a Township, county or district document, the document governs.
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Warren Township resident and full time broker, licensed in New Jersey since 2002. Warren, Local. is written from live Garden State MLS data, township records and primary sources. Every figure is traceable to a source listed above.