Property Tax Appeal Guides & Data
Official sources and key stats for New Jersey and Texas property tax appeals. The NJ reval town deadline is May 1, 2026 — standard April 1 deadline has passed.
NJ Standard Deadline
April 1, 2026 (passed)
All municipalities not undergoing revaluation
NJ Revaluation Towns
May 1, 2026
26 Bergen, Essex, Hudson, Passaic municipalities
Texas Deadline
May 15, 2026
Or 30 days from your appraisal notice date
53%
NJ Appeal Success Rate
Residential homeowners who file and receive a reduction
NJ Tax Court filings (2023)
50%
TX Protest Success Rate
Texas homeowners who protest and receive a value reduction
PTAD records (2023)
$1,200+
Avg. Annual Savings
For NJ homeowners who win their appeal
Based on avg. 12% reduction, 2.1% effective rate
How NJ Property Tax Appeals Work
In New Jersey, residential property tax appeals are filed with the County Board of Taxation. The standard deadline of April 1 (passed) applies to most municipalities. Towns that underwent a 2025–2026 revaluation have an extended deadline of May 1 — still open.
NJ appeals use the Chapter 123 market-value standard: your assessed value should not exceed the true market value of your property. The strongest appeals present recent sale prices of genuinely comparable nearby homes — evidence that shows your AV is higher than what similar houses actually sold for.
You do not need an attorney. Many homeowners file successfully on their own using Form A-1 (the petitioner petition) with supporting comparable sales data. The Board schedules hearings; many cases settle before a formal hearing.
The key legal standard: N.J.S.A. 54:51A-6 (Chapter 123) — if your assessment exceeds the Common Level Range and the board accepts your comparable evidence, the statute requires the board to reduce it to the Common Level. Market-value comparable sales are the primary tool for establishing this.
How TX Property Tax Protests Work
Texas homeowners protest their appraised value with the county Appraisal Review Board (ARB). The deadline is May 15, 2026 (or 30 days from your notice date, whichever is later).
Texas has two protest grounds: (1) Market Value — your appraised value exceeds what your home would sell for; (2) Unequal Appraisal under §41.43 — your value is higher than comparable properties, regardless of market value. Unequal appraisal is often the stronger argument.
Most counties offer an informal hearing before a formal ARB hearing. Bringing documented comparable sales (ideally recent MLS sales in your neighborhood) significantly improves outcomes at both stages.
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Disclaimer: Statistics are for informational purposes only. PropGap is a data research tool, not a law firm, and does not provide legal advice. Consult a licensed attorney for legal guidance on your specific situation.