How to file a property tax
appeal in New Jersey.
One form. One hearing. Most homeowners can finish the entire process in under an hour. This guide is for informational purposes only and is not legal advice.
3
Documents needed
$5
Filing fee
~1 hour
Total time
Step by step
Follow these five steps.
Download Form A-1
5 minThis is the official NJ property tax appeal petition. It's a simple two-page form.
- Free download from the NJ Division of Taxation.
- You can also pick one up at your county tax board office.
Fill in the form
10 minUse your tax bill and JerseyAppeal report to complete each field. Here's what you need:
- Block and lot number (on your tax bill)
- Current assessed value (from your tax bill or our report)
- Requested assessed value (what you think it should be)
- Your name, address, and contact info
Attach your evidence
10 minKeep it simple. Most successful appeals include just 3–4 documents.
- Your JerseyAppeal report (comparable sales + legal argument)
- Closing statement or deed (if you bought recently)
- Current tax bill
- Recent appraisal (optional, but helpful)
File before the deadline
10 minFor most NJ counties, the deadline is April 1, 2026. Monmouth, Burlington, and Gloucester counties had a January 15 deadline (already passed). If your town had a revaluation or reassessment, the deadline may be extended to May 1.
- Monmouth, Burlington, Gloucester: January 15, 2026 (deadline passed).
- All other counties: April 1, 2026.
- Monmouth County supports online filing. Most others require mail or in-person delivery.
- Filing fee is $5 for residential properties (class 2).
- Keep a copy of everything you submit.
Attend your hearing
~30 minShow up, speak clearly, and present your evidence. NJ allows homeowners to represent themselves.
- Bring copies of everything you filed.
- Use our hearing script (below) as a guide.
- The board will mail you a decision within a few weeks.
- If you disagree, you have 45 days to appeal to NJ Tax Court.
At the hearing
Just read from your report.
You don't need to memorize anything. Your JerseyAppeal report already contains the legal argument, comparable sales data, and supporting numbers. Bring it to your hearing and read directly from it.
- 1Introduce yourself and state your property address.
- 2Open your JerseyAppeal report and read the legal argument section. It already includes your assessed value, comparable sales data, and the requested reduction.
- 3When the board asks about your evidence, refer to the comparable sales table in your report. The numbers, addresses, and sale prices are all there.
- 4If asked why you believe the assessment is too high, point to the assessment ratio and average comparable values printed in the report.
- 5Close by stating the specific assessed value you are requesting, which is listed on the front page of your report.
Everything you need is already in your report. No preparation beyond reading it.
Do
- ✓ Speak calmly and stick to facts
- ✓ Bring extra copies of your evidence
- ✓ Arrive 15 minutes early
Don't
- ✗ Argue or get emotional
- ✗ Bring up your tax bill amount
- ✗ Compare to properties in other towns
Filing locations
Where to submit your appeal.
Most counties require mail or in-person delivery. Monmouth is the only county with online filing.
| County | Deadline | Filing method | |
|---|---|---|---|
| Monmouth | Jan 15 (passed) | Online filing available | File online → |
| Burlington | Jan 15 (passed) | Mail or in-person | - |
| Gloucester | Jan 15 (passed) | Mail or in-person | - |
| Bergen | April 1 | Mail or in-person | - |
| Essex | April 1 | Mail or in-person | - |
| Morris | April 1 | Mail or in-person | - |
| Ocean | April 1 | Mail or in-person | - |
| Somerset | April 1 | Mail or in-person | - |
| Middlesex | April 1 | Mail or in-person | - |
| Hudson | April 1 | Mail or in-person | - |
| Union | April 1 | Mail or in-person | - |
| Mercer | April 1 | Mail or in-person | - |
Why it's worth it
Real savings, every year.
If your assessed value is reduced by $100,000 and your local tax rate is 1.6%, that's about $1,600 saved per year.
Over 5 years, that adds up to roughly $8,000. The reduction applies every year until the next town-wide reassessment.
Based on $100K reduction at 1.6% tax rate
Resources
Official state links.
NJ Property Tax Appeal Overview
nj.gov/treasury/taxation/lpt/lpt-appeal.shtml
Form A-1 (Appeal Petition)
nj.gov/treasury/taxation/pdf/other_forms/lpt/petappl.pdf
JerseyAppeal reports are informational. Confirm deadlines, fees, and filing requirements with your county board before filing.
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