New Jersey Property Tax Appeal
About 53% of NJ property tax appeals statewide result in a reduction (est. NJ Judiciary, 2022–2023). Rates at the County Board level vary. The reval town deadline is May 1, 2026. Check if your home is over-assessed in 30 seconds.
Evidence Packet $49 if over-assessed · No gap = no charge
53%
Statewide appeal success rate
NJ Tax Court filings (2023)
$2B+
In reductions approved statewide in 2025
NJ Tax Court & county boards combined
26
Reval towns — May 1 extended deadline
Bergen, Essex, Hudson, Passaic
2026 NJ Filing Deadlines
Standard NJ Deadline
All municipalities not undergoing revaluation
Revaluation Town Deadline
26 Bergen, Essex, Hudson & Passaic municipalities
Revaluation towns include: Glen Ridge, Verona, Nutley, East Orange, Irvington, Dumont, Cresskill, Demarest, Closter, Bloomfield, and 16 more. PropGap auto-detects your town's deadline when you enter your address.
NJ Appeal Success Rates by County
Bergen County
~12% avg. reduction
success rate
Essex County
~11% avg. reduction
success rate
Hudson County
~10% avg. reduction
success rate
Morris County
~13% avg. reduction
success rate
Monmouth County
~12% avg. reduction
success rate
Passaic County
~11% avg. reduction
success rate
Union County
~11% avg. reduction
success rate
Middlesex County
~10% avg. reduction
success rate
Estimated from NJ Tax Court filings (2023). Individual results vary. Not legal advice.
What NJ Homeowners Are Finding
Representative examples of over-assessments identified through comparable sales analysis. Results vary by property and market.
Paramus, NJ
Bergen County
4BR colonial, 2,100 sqft
Potential savings
$2,436/yr
14 comps analyzed
Montclair, NJ
Essex County
3BR cape cod, 1,680 sqft
Potential savings
$1,953/yr
11 comps analyzed
Chatham, NJ
Morris County
4BR colonial, 2,380 sqft
Potential savings
$2,877/yr
9 comps analyzed
Representative examples based on typical NJ assessment patterns. Savings use NJ's 2.1% effective rate. Not guarantees of individual outcomes. See a full sample report.
How NJ Property Tax Appeals Work
Check your assessment. Enter your address on PropGap. We pull up to 20 recent nearby comparable sales and show how your assessed value compares.
Get your Evidence Packet ($49). If you're over-assessed, unlock a formatted comparable sales report with the evidence a County Board of Taxation actually evaluates.
Optional: Professional Filing Packet ($149). Includes a pre-filled NJ Form A-1 (petitioner petition), a Certified Mail filing checklist, and a pre-written Chapter 123 market-value argument.
File before the deadline. Submit Form A-1 and your evidence to the County Board of Taxation. Reval towns have until May 1. Many cases settle without a formal hearing.
NJ Legal Standard (Chapter 123 / N.J.S.A. 54:51A-6): If your assessment exceeds the Common Level Range and the board accepts your comparable sales evidence, the statute requires the board to reduce your assessment to the Common Level. Recent comparable sale prices are the primary evidence used to establish market value.
Frequently Asked Questions
What is the NJ property tax appeal deadline for 2026?
The standard April 1, 2026 deadline has passed. If your town underwent a revaluation, the May 1, 2026 deadline is still open. 26 municipalities in Bergen, Essex, Hudson, and Passaic counties have the May 1 deadline.
How do I know if my NJ property is over-assessed?
Compare your assessed value to recent sale prices of similar homes in your neighborhood. Under the Chapter 123 standard, your assessment should not exceed the true market value of your property. If nearby comparable homes sold for less than your assessed value, you likely have grounds to appeal.
Do I need an attorney to appeal in New Jersey?
No. Many NJ homeowners file successfully without an attorney. You file Form A-1 (the petitioner petition) with your County Board of Taxation, along with comparable sales evidence. PropGap's Evidence Packet provides the comparable data in the format boards expect.
What evidence do I need for a NJ property tax appeal?
Recent sale prices of comparable homes (similar size, age, condition, neighborhood). The board uses these to calculate the Common Level Range under Chapter 123. The more recent and comparable the sales, the stronger your case.
What happens if I win my NJ property tax appeal?
Your assessed value is reduced, lowering your property tax bill. Reductions are typically applied to the current tax year. The average successful NJ residential appeal results in roughly a 12% reduction in assessed value — at NJ's ~2.1% effective rate, that's over $1,000/year in savings for a $500k home.
What is a revaluation and how does it affect my appeal?
A revaluation is when a municipality completely reassesses every property (rather than incremental adjustments). 26 NJ towns went through this in 2025–2026. Revaluations often cause the largest assessment jumps — and the most successful appeals — because new values can overshoot current market conditions.
May 1 Reval Town Deadline — Still Open
Enter your NJ address. PropGap checks up to 20 nearby comparable sales and shows your gap in about 30 seconds. No account needed.
Check My NJ Assessment FreeEvidence Packet $49 if over-assessed · No gap = no charge · Filing Packet $149
PropGap is a data research tool. County success rates are estimated from NJ Tax Court filings (2023) and are not guarantees of individual results. Not legal advice. Consult an attorney for your specific situation.