Jackson vs Howell, NJ: Which Fits Your Budget?
Local Knowledge. Shore Results. Updated October 2026Direct answer: Jackson and Howell are big inland neighbors across the Ocean and Monmouth county line, and their list prices land almost even. Jackson's median active listing runs $649,250. Howell's runs $659,900. The bigger money difference is the tax bill: Howell's 2025 average residential bill was $9,885, about $850 more than Jackson's $9,038. Jackson is the largest town in Ocean County by land area, with Six Flags Great Adventure, I-195 and rural acreage near the Pinelands. Howell is one of Monmouth County's largest townships, with farmland, established subdivisions, the Manasquan Reservoir and NJ Transit bus lots for New York.
Quick Comparison
| Jackson Township | Howell Township | |
|---|---|---|
| County | Ocean | Monmouth |
| Character | About 100.6 square miles, the largest municipality in Ocean County by land area, with 58,544 residents in 2020 | About 61 square miles built from historic hamlets like Adelphia, Ramtown and Squankum, with 53,537 residents in 2020 |
| Known for | Six Flags Great Adventure, Hurricane Harbor, Wild Safari Adventure, Jackson Premium Outlets | Manasquan Reservoir, Allaire State Park next door in Wall, Candlewood, Land O' Pines |
| Land and lots | Acreage and horse properties in Cassville near the Pinelands; part of the township sits in the Pinelands National Reserve | Agriculture and Rural Estate zones with large parcels and working farms in western and northern Howell |
| Commuting | Direct I-195 access, plus connections to the Parkway and the Turnpike | I-195 and Route 9, two park and ride lots for NJ Transit buses 131, 135 and 139 to New York, rail from Belmar station |
| Median list price | $649,250 (median active list price) | $659,900 (median active list price) |
| Property tax rate (effective) | 1.458% (avg. bill ~$9,038) | 1.708% (avg. bill ~$9,885) |
Pricing pulled from active MLS residential and condo listings, October 2026: 322 with Jackson addresses (Jackson Township) and 145 with Howell addresses (Howell Township). Some Howell homes carry Farmingdale or Freehold mailing addresses. Those mailing cities also cover Farmingdale Borough, Freehold Township, Freehold Borough and other neighboring towns, so I left them out of the Howell figure. Tax rates are 2025 effective rates and 2025 average residential tax bills from the NJ Division of Taxation.
The Actual Tradeoff
The list prices are close enough that price alone won't decide this one. Start with the tax bill and your commute.
Jackson's 2025 effective tax rate was 1.458%, and its average residential bill was $9,038. Howell's rate was 1.708%, with an average bill of $9,885. On homes at about the same median price, that's about $850 a year more in Howell on average. Ask for the actual bill on any house you like in either town, since both townships are big and bills vary by property.
Commuting is where Howell pulls ahead for some buyers. The Aldrich Park and Ride in Land O' Pines and the Howell Park and Ride in Adelphia serve NJ Transit buses 131, 135 and 139 into New York, and Belmar station is the rail option. Jackson gives you I-195 right in town, with connections to the Parkway and the Turnpike, so it works well if you drive toward Central Jersey or Philadelphia.
Both towns have real land. In Jackson, Cassville has the acreage and horse properties near the Pinelands. In Howell, the Agriculture and Rural Estate zones hold large parcels and working farms, and neighborhoods like Candlewood often sit on lots over a third of an acre. Jackson also carries Six Flags traffic on summer weekends near Route 537, and in Howell I'd check sewer or septic and public water or well on every address.
Want the full breakdown? Start with the companion blog post, or go to the town guides.
Curious about other towns at this price point? Try the town comparison tool
Ready to Talk It Through?
If you're stuck between Jackson and Howell, call or text me. I'll pull the tax bills on the houses you like and walk you through what's on the market in each town.
Matt Quinn, United Real Estate Associates
(609) 709-2742
matt@mattquinnsellshomes.com