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New Jersey Tax Trends (2026): Rates, Appeals & More
Navigate New Jersey's complex property tax system with confidence. Learn about county-specific rates, appeal processes, and available exemptions across the Garden State.
2.49%
Average Effective Rate
April 1
Appeal Deadline
$250
Veteran Deduction
How New Jersey Property Taxes Work
New Jersey consistently ranks as the state with the highest property taxes in the nation. With an average effective tax rate of 2.49%, Garden State homeowners face some of the steepest property tax bills in America. For specific rates and appeal information in your county, check our New Jersey property tax guide.
Annual Reassessment System
New Jersey uses current market value for property assessments, which are updated regularly by municipal assessors. Unlike some states that reassess on fixed cycles, New Jersey municipalities reassess properties as needed to maintain fair market value.
Municipal-Based Tax System
Your property tax bill includes rates from multiple entities: municipality, county government, school district, and various special districts. School taxes typically account for 50-60% of your total bill.
Rising Property Tax Burden
New Jersey property taxes have increased significantly over the past decade due to rising property values, increased municipal spending, and school funding requirements. The average homeowner's property tax bill now exceeds $9,500 annually.
New Jersey Property Tax Rates by County
New Jersey has 21 counties, each with unique tax rates and assessment practices. Below are all New Jersey counties ranked by average property tax burden.
| County | Tax Rate | Median Home Value | Avg. Annual Tax | |
|---|---|---|---|---|
| Morris County | 2.41% | $548,000 | $13,207 | View Details → |
| Bergen County | 2.35% | $523,000 | $12,291 | View Details → |
| Hunterdon County | 2.28% | $485,000 | $11,058 | View Details → |
| Union County | 2.74% | $425,000 | $11,645 | View Details → |
| Somerset County | 2.43% | $465,000 | $11,300 | View Details → |
| Essex County | 2.92% | $385,000 | $11,242 | View Details → |
| Middlesex County | 2.51% | $415,000 | $10,417 | View Details → |
| Passaic County | 2.68% | $395,000 | $10,586 | View Details → |
| Monmouth County | 2.38% | $425,000 | $10,115 | View Details → |
| Hudson County | 2.53% | $385,000 | $9,741 | View Details → |
| Ocean County | 2.42% | $385,000 | $9,317 | View Details → |
| Warren County | 2.39% | $315,000 | $7,529 | View Details → |
| Mercer County | 2.33% | $315,000 | $7,340 | View Details → |
| Burlington County | 2.29% | $315,000 | $7,214 | View Details → |
| Sussex County | 2.52% | $285,000 | $7,182 | View Details → |
| Camden County | 2.44% | $245,000 | $5,978 | View Details → |
| Gloucester County | 2.38% | $245,000 | $5,831 | View Details → |
| Atlantic County | 2.27% | $245,000 | $5,562 | View Details → |
| Cape May County | 1.96% | $285,000 | $5,586 | View Details → |
| Cumberland County | 2.26% | $185,000 | $4,181 | View Details → |
| Salem County | 2.19% | $185,000 | $4,052 | View Details → |
Important Note on Municipal Variations
Within each county, property tax rates vary significantly by municipality. Some towns have rates below 1.5% while others exceed 3.5%. Compare rates and find appeal deadlines for your specific municipality in our New Jersey county database.
New Jersey Property Tax Appeal Process
New Jersey property owners have the right to appeal their property tax assessment if they believe their property is overvalued. The appeal process is handled by municipal and county tax boards.
Review Your Tax Assessment Card
Obtain your property's assessment card from the municipal assessor. Review the property details for accuracy and compare your assessment to similar properties in your neighborhood.
File Your Appeal by April 1st
Submit your petition to the County Board of Taxation by April 1st (or 45 days after bulk mailings in revaluation years). Filing fees are typically $25-$50.
Gather Supporting Evidence
Collect comparable sales data from the past year, photographs documenting property condition issues, repair estimates, and professional appraisals if available.
Attend Your Hearing
Present your case to the County Board of Taxation. Hearings are informal and typically last 15-30 minutes. If denied, you can appeal to the Tax Court of New Jersey.
Success Rates and Statistics
Approximately 30-40% of New Jersey property tax appeals result in reduced assessments, with average reductions of 5-15%. Success rates are higher during revaluation years when assessment errors are more common.
New Jersey Property Tax Exemptions and Relief Programs
New Jersey offers several property tax relief programs to help homeowners reduce their tax burden, particularly for seniors, veterans, and disabled persons.
| Program | Maximum Benefit | Eligibility Requirements |
|---|---|---|
| Senior Freeze (PTRS) | Freeze property taxes | Age 65+, income under $150,000, resident 10+ years |
| ANCHOR Program | Up to $1,500 | Homeowners with income under $250,000 |
| Veteran Deduction | $250 annual deduction | Honorably discharged veterans |
| Disabled Veteran Exemption | $250-$4,000 | Service-connected disability |
| Senior/Disabled Deduction | $250 annual deduction | Age 65+ or disabled |
Senior Freeze Program (PTRS)
The Property Tax Reimbursement (Senior Freeze) program is New Jersey's most valuable property tax benefit. Eligible seniors receive reimbursements for property tax increases, effectively freezing their taxes at the base year level.
ANCHOR Program
The Affordable New Jersey Communities for Homeowners and Renters (ANCHOR) program replaced the Homestead Benefit. Homeowners with income under $150,000 can receive up to $1,500, while those earning $150,000-$250,000 receive up to $1,000.
Frequently Asked Questions
Why are New Jersey property taxes the highest in the nation?
New Jersey's high property taxes result from several factors: expensive school systems with strong local control, high cost of living and municipal services, fragmented government structure with 565 municipalities, and high property values especially near New York City.
What happens during a revaluation in New Jersey?
Revaluations reassess all properties to current market value. While your assessment may increase, the tax rate typically decreases to maintain revenue neutrality. Your actual tax bill depends on your property's value relative to the municipal average.
Can I appeal my property taxes every year in New Jersey?
Yes, New Jersey law allows you to appeal your property assessment annually by filing with the County Board of Taxation by April 1st. However, appeals are most successful when property values have declined or after revaluations.
How do I apply for New Jersey property tax relief programs?
Most relief programs require filing through the NJ Division of Taxation. The ANCHOR program requires annual online filing between May 1 and February 28. The Senior Freeze has stricter income requirements and requires continuous eligibility. Find application details and deadlines for your county in our New Jersey property tax resource center.
What is the 2% property tax cap in New Jersey?
The 2% cap limits annual increases in property tax levies for municipalities, counties, and school districts to 2% or the rate of inflation (whichever is less). However, exemptions exist for debt service, pension costs, health benefits, and emergencies, which can push actual increases higher.
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