NJ Property Tax Appeal Success Rates by County — 2023 Data

The Statewide Picture: 53% Success Rate

Across New Jersey, approximately 53% of residential property tax appeals result in a reduction. This means that more than half of NJ homeowners who take the time to file an appeal receive a lower assessed value — and a lower tax bill. This is not a small or speculative number; it reflects years of NJ Tax Court and County Board of Taxation data.

The 53% figure is a statewide average. Individual counties vary meaningfully, driven by local assessment practices, revaluation cycles, and the quality of evidence presented.

NJ Appeal Success Rates by County (2023)

Based on NJ Tax Court filing data and county board records:

• Morris County: 60% — the highest in the state among major residential counties. Towns like Chatham, Madison, and Morristown have had consistently strong appeal outcomes. Morris County's assessments tend to lag market appreciation, creating clearer over-assessment cases.
• Monmouth County: 57% — strong outcomes in coastal and suburban markets like Rumson, Red Bank, and Colts Neck, where market values fluctuate more than assessments.
• Bergen County: 56% — high volume of appeals, particularly in reval towns. Strong outcomes in towns like Tenafly, Ridgewood, and Paramus.
• Passaic County: 54% — solid results in Wayne, Clifton, and Hawthorne.
• Hudson County: 53% — at the statewide average. High-density markets like Jersey City and Hoboken see strong appeal volumes with competitive outcomes.
• Union County: 53% — consistent results in Summit, Westfield, and Cranford.
• Essex County: 51% — slightly below average, though reval towns like Glen Ridge, Verona, and Montclair produce strong evidence for well-prepared appeals.
• Middlesex County: 51% — at the lower end, with markets like Edison, Woodbridge, and Piscataway showing more consistent (if less aggressive) assessment practices.

What Drives County Differences?

Several factors explain why appeal success rates differ by county:

• Revaluation frequency. Counties whose towns revalue more recently tend to have more accurate assessments — meaning fewer successful appeals. Counties with many older, under-revalued towns accumulate more over-assessment cases.
• Market appreciation patterns. Areas with strong recent market appreciation (Morris County suburbs, Monmouth shoreline) tend to have more assessments that have fallen behind market values.
• Local assessment culture. Some municipalities are known for aggressive initial assessments; others are more conservative. This affects how many appeals result in reductions.
• Quality of evidence presented. Counties where homeowners bring strong comparable sales evidence consistently outperform those where appeals are filed without data.

Which Property Types Appeal Most Successfully?

Residential single-family homes have the highest appeal success rates, partly because comparables are easiest to find. Condos and townhouses have slightly lower rates because unit-to-unit variation in condition and floor makes comparisons harder. Commercial properties have the widest variance — strong cases win big, weak cases lose by larger margins.

What the 53% Means for You

A 53% statewide success rate means that among all NJ homeowners who filed an appeal, more than half received a reduction. The universe of filers is not random — it skews toward homeowners who had reason to believe they were over-assessed.

If your comparable sales show your assessed value above market value, your probability of success is considerably higher than 53%. If you enter an appeal without data, your odds drop significantly.

Check your property's assessment against comparable sales at propgap.ai. If the data shows a meaningful gap, you are likely in the majority of cases that result in a reduction — not the minority that lose.

The Average Reduction

Among successful NJ residential appeals, the average reduction in assessed value is roughly 10-13%, depending on county. At New Jersey's effective tax rate of approximately 2.1%, a 12% reduction on a $600,000 home saves about $1,512 per year. That savings typically carries forward until the next revaluation.