Your Guide to Appealing Property Taxes in New Jersey

If you’re a homeowner in New Jersey, you may have experienced the frustration of high property taxes. New Jersey has one of the highest property tax rates in the nation, and for many homeowners, property tax bills can be a significant financial burden. However, if you believe that your property taxes are too high, you have the right to appeal them. In this article, we’ll guide you through the process of appealing your property taxes in New Jersey.

Step 1: Understand the Assessment Process

Before you begin the property tax appeal process, it’s important to understand how property assessments work in New Jersey. Property assessments are determined by local tax assessors, who estimate the value of your property based on various factors, such as market conditions, comparable property sales, and property characteristics. The assessed value of your property is then used to calculate your property taxes.

It’s important to note that property assessments in New Jersey are conducted on a periodic basis, typically every few years. However, if you believe that your property has been over-assessed, you can appeal the assessment at any time.

Step 2: Gather Evidence

To successfully appeal your property taxes in New Jersey, you’ll need to gather evidence to support your claim that your property has been over-assessed. This may include recent sales data of comparable properties in your area, property appraisals, and any other relevant information that can demonstrate that your property has been assessed at a value higher than its actual market value. (Like to learn more about how comparable NJ properties are calculated?)

You can obtain recent sales data from your local tax assessor’s office or from online sources, such as real estate websites or databases. Property appraisals can be obtained from licensed appraisers, who can provide an independent assessment of your property’s value.

Learn how to search the NJ county databases here.

Step 3: File an Appeal

Once you have gathered the necessary evidence, you’ll need to file an appeal with the County Board of Taxation.

In New Jersey, property tax appeals are typically filed with the County Board of Taxation in the county where your property is located. The deadline to file an appeal is April 1st of the tax year or 45 days from the date of the assessment notification, whichever is later.

You can obtain the necessary forms for filing an appeal from the County Board of Taxation or from their website. The appeal form will require you to provide information about your property, the reason for the appeal, and the evidence that supports your claim.

Step 4: Attend the Tax Appeal Hearing

After you have filed an appeal, you will be notified of a hearing date by the County Board of Taxation. It’s important to attend the hearing and present your evidence in support of your appeal. You can also bring witnesses, such as a property appraiser or real estate agent, to testify on your behalf.

During the hearing, you will have the opportunity to present your case and explain why you believe your property has been over-assessed. The County Board of Taxation will consider your evidence, as well as any evidence presented by the local tax assessor, before making a decision.

Step 5: Review the Decision

After the hearing, the County Board of Taxation will send you a written decision on your appeal. If the decision is in your favor, your property assessment will be reduced, and your property taxes may be adjusted accordingly. If the decision is not in your favor, you have the option to further appeal to the New Jersey Tax Court within 45 days from the date of the decision.

Additional Tips for Property Tax Appeals in New Jersey

  • Be prepared: Make sure you have all the necessary evidence to support your claim, including recent sales data and property appraisals. Present your case clearly and confidently during the hearing, and be prepared to answer any questions from the County Board of Taxation.
  • Follow deadlines: Be mindful of the deadlines for filing an appeal and submitting evidence. Missing deadlines can result in your appeal being dismissed, so make sure to adhere to the timelines provided by the County Board of Taxation.
  • Seek professional help if needed: If you’re not familiar with the property tax appeal process or feel overwhelmed by the legalities involved, it may be beneficial to seek professional help. Hiring a qualified attorney or tax consultant who specializes in property tax appeals can provide you with expert guidance and representation throughout the process.
  • Keep records: Keep a record of all documents related to your property tax appeal, including correspondence with the County Board of Taxation, evidence submitted, and the decision of the appeal. These records can be useful for future reference or in case of any disputes.
  • Be aware of the outcome: If your property tax appeal is successful and your property assessment is reduced, it’s important to understand that the tax savings may not be permanent. Property assessments in New Jersey are subject to reassessment periodically, and your assessment may be increased in the future. Stay informed about the assessment process and any changes in property tax laws to ensure you’re aware of potential future impacts.


Appealing your property taxes in New Jersey can be a complex process, but it’s a right that homeowners have to challenge assessments they believe are unfair or inaccurate. By understanding the assessment process, gathering evidence, filing an appeal, attending the hearing, and reviewing the decision, you can increase your chances of a successful property tax appeal.

Remember to be prepared, follow deadlines, seek professional help if needed, keep records, and stay aware of the outcome. With perseverance and determination, you may be able to achieve a reduction in your property taxes and alleviate some of the financial burden of high property taxes in New Jersey.

We hope this guide has provided you with valuable information on how to appeal your property taxes in New Jersey. Remember to consult with qualified real estate professionals and thoroughly understand the specific rules and regulations of your local tax jurisdiction. Good luck with your property tax appeal!


John is owner of, based out of Cranford, NJ. John and his team of cash buyers have bought and sold homes, offices, and land across North Jersey, Central Jersey, and South Jersey.

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