What a Oakland home costs each year
Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.
Suggestions as you type come from Google; the lookup uses free public map services to find who serves it. Not stored unless you save your house.
Starts at $677,653 of value before exemptions. Typical use.
- Property tax$14,807
2.185% of $677,653
- Electricity and gas$3,759
925 kWh a month $2,607 · 86.6667 therms $1,152
- Water and sewer$2,929
7,000 gallons a month on Borough of Oakland water system: water $50, sewer $194 a month
- Trash$0
Your own cans, $0 a month
- Home insurance$1,417
Typical premium $1,417
A typical Oakland house costs about $22,900 a year: $14,810 property tax and charges, $2,930 water and sewer, $0 trash, $3,760 electricity and gas, $1,420 home insurance. Estimated from public rates, not anyone's actual bill.
Rates checked Oct 29, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.
Ways to pay less
Nothing here applies to every house automatically. These are worth checking:
Seniors 65+: Stay NJUp to $6,500
Homeowners 65 and older who owned and lived in their home all of 2025 can get up to $6,500 with income up to $100,000, $5,000 up to $150,000, or $4,000 up to $200,000.
How: File Form PAS-1 by November 2, 2026.
100% disabled veterans: property tax exemptionAnnual exemption on your main home
Honorably discharged veterans who were 100% permanently and totally disabled during active duty service may qualify for an annual property tax exemption on their main home.
How: File D.V.S.S.E. with your local assessor.
Seniors 65+ or disabled: property tax deductionSenior deduction
New Jersey's senior citizen deduction is claimed on Form PTD.
How: File Form PTD with your local assessor or tax collector.
Money dates
- Apr 1Last day for a property tax appeal petition to reach the County Board of Taxation or the State Tax Court; May 1 where a municipal revaluation or reassessment has been undertaken.
- QuarterlyQuarterly payments become due on August 1st, November 1st, February 1st and May 1st. Delinquencies are charged 8% per annum on the first $1,500 and 18% per annum above $1,500.
Who serves this house
- Water
- Borough of Oakland water system
- Minimum charge of $64.50 per quarter for up to 6,000 gallons; $5.10 per 1,000 gallons above 6,000 gallons, up to 10,000 gallons, in a quarter.
- Property tax
- 2.19% of value
- 2025 tax year, Oakland Boro (Bergen County)
- Garbage
- Borough of Oakland (shared services agreement with Pompton Lakes)
- The Borough of Oakland has entered into a shared services agreement with the Borough of Pompton Lakes to provide comprehensive garbage, recycling, and yard waste collection services.
- Water and sewer
- Borough of Oakland
- Each customer pays a minimum charge of $64.50 per quarter for up to 6,000 gallons of water.
- Electricity
- Rockland Electric Company
- Rockland Electric's tariff lists Oakland in the territory it serves.
- Gas
- PSE&G
- PSE&G's gas tariff lists Oakland, Borough of in the territory it serves.
Other NJ cities
Clifton home costsSummit home costsBridgeton home costsPoint Pleasant home costsRamsey home costsPerth Amboy home costsElizabeth home costsTrenton home costsLinden home costsPrinceton home costsFort Lee home costsGlassboro home costsNorth Plainfield home costsElmwood Park home costsPalisades Park home costsNew Milford home costsNorth Arlington home costsSouth River home costsEdgewater home costsMiddlesex home costsHopatcong home costsRoselle Park home costsNew Providence home costsEatontown home costsFreehold home costsBound Brook home costsHasbrouck Heights home costsWallington home costsBellmawr home costsRidgefield home costsWanaque home costsWestwood home costsManville home costsLincoln Park home costsSomers Point home costsSouth Amboy home costsHillsdale home costsBurlington home costsWoodbury home costsChatham home costs
How these numbers are made
- Property tax: Oakland's 2025 general tax rate of 2.185 per $100 of assessed value (the state's table; a 2026 rate is not yet published), applied to the state's 2026 average residential assessment of $677,653 (no median is published).
- Water: Ordinance 25-Code-978 (effective January 1, 2026): $64.50 per quarter minimum for up to 6,000 gallons (modeled as $21.50 a month with 2,000 gallons included), then per-1,000-gallon tiers per quarter divided by 3 to monthly breakpoints.
- Sewer: Ordinance 25-Code-979 sets an annual service charge of $1,250.00 plus $13.30 per 1,000 gallons of potable water; the ordinance computes the water quantity from prior-period quarters, modeled here on current use. The base is modeled as $1,250 / 12 a month.
- Garbage: collection is provided by the borough through Pompton Lakes and no resident fee or tax-bill line was found, so it is modeled at $0.
- Electricity: Rockland Electric Service Classification No. 1 (BGS-RSCP supply) and gas: PSE&G Rate Schedule RSG (Basic Gas Supply Service), modeled year-round at 925 kWh and about 87 therms a month; insurance is the New Jersey statewide average.
- Nothing here is legal, tax or insurance advice.
- schedule-for-electric-service.pdf
- 2D%20ORDER%20RECO%20Base%20Rate%20Case.pdf
- gas-tariff-17-iap-bgss-balancing-cip-usf-effective-20261001.
- 2I%20ORDER%20PS%2026-27%20BGSS%20Provisional%20Rates.pdf
- facts-statistics-homeowners-and-renters-insurance
- index.shtml
- lpt-disabledvet.shtml
- lpt-seniordeduction.shtml
- lpt-appeal.shtml
- Recycling-Garbage
- Ordinance-25-Code-978
- Ordinance-25-Code-979
- 2025taxrates.pdf
- 2026AvgResStat.pdf
- Tax-Collector
How Oakland compares
A typical Oakland house against the 41 New Jersey cities we cover, using the same default numbers as the total above.
| Per year | Oakland | Median | Where it falls |
|---|---|---|---|
| Property tax rate | 2.19% | 2.66% | lower than 23 of the other 38 New Jersey cities we cover |
| Water | $605 | $771 | lower than 33 of the other 40 New Jersey cities we cover |
| Sewer and utility-bill fees | $2,324 | $600 | higher than 22 of the other 22 New Jersey cities we cover |
| Trash | $0 | $0 | lower than 3 of the other 29 New Jersey cities we cover |
| Electricity and gas | $3,759 | $3,056 | higher than 32 of the other 40 New Jersey cities we cover |
| Home insurance | $1,417 | $1,417 | in the middle of 40 other New Jersey cities we cover |
| Total | $22,912 | $16,741 | higher than 35 of the other 40 New Jersey cities we cover |
Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.
Questions to ask your candidates
Each one starts from a number above. Any candidate can answer them.
1. Water
The fact: Water here costs about $605 a year at typical use, lower than 33 of the other 40 New Jersey cities we cover.
Ask: "Water here costs about $605 a year at typical use, lower than 33 of the other 40 New Jersey cities we cover. What drives that cost, and would you change anything?"
2. Sewer and utility-bill fees
The fact: Sewer and flat utility-bill charges here come to about $2,324 a year, higher than 22 of the other 22 New Jersey cities we cover. Some cities bill sewer on the property tax bill instead, which is not counted here.
Ask: "Sewer and flat utility-bill charges here cost about $2,324 a year, higher than 22 of the other 22 New Jersey cities we cover. What drives that cost, and would you change anything?"
3. Trash
The fact: Trash pickup here costs about $0 a year for the standard cart, lower than 3 of the other 29 New Jersey cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.
Ask: "Trash pickup here costs about $0 a year for the standard cart, lower than 3 of the other 29 New Jersey cities we cover. What drives that cost, and would you change anything about the service or the price?"
4. Electricity and gas
The fact: Electricity and gas for a typical house here cost about $3,759 a year, higher than 32 of the other 40 New Jersey cities we cover. Rates are set mostly by the utility and the state.
Ask: "Electricity and gas here cost about $3,759 a year for a typical house, higher than 32 of the other 40 New Jersey cities we cover. Which parts of that can the city influence, and what would you do about them?"
Common questions about Oakland house costs
What is the property tax rate in Oakland?
About 2.19% of the value before exemptions a year (2025 tax year, Oakland Boro (Bergen County)), plus flat charges on the same bill.
How much is property tax on a $500,000 house in Oakland?
About $10,925 a year on $500,000 of the value before exemptions.
How much is the water bill in Oakland?
About $244 a month for water and sewer at typical use (7,000 gallons a month) on Borough of Oakland water system.
How much does trash pickup cost in Oakland?
$0 a month for a house.
Can seniors lower their property tax or bills in Oakland?
Yes. Seniors 65+: Stay NJ: Homeowners 65 and older who owned and lived in their home all of 2025 can get up to $6,500 with income up to $100,000, $5,000 up to $150,000, or $4,000 up to $200,000.
How much does a house in Oakland cost to run each year?
A typical Oakland house costs about $22,900 a year: $14,810 property tax and charges, $2,930 water and sewer, $0 trash, $3,760 electricity and gas, $1,420 home insurance. Estimated from public rates, not anyone's actual bill.