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Guide to New Jersey Property Taxes (2026)
A comprehensive guide to understanding and managing property taxes in New Jersey, including Bergen, Essex, Union, Middlesex, Hudson, and Morris Counties
$10,001+
Average NJ Tax Bill
2.49%
Effective Tax Rate
#1
Highest in USA
April 1
Appeal Deadline
Why Are New Jersey Property Taxes So High?
New Jersey consistently ranks as having the highest property taxes in the nation. Understanding why helps homeowners make informed decisions about their property and potential appeals.
New Jersey vs. National Average Property Taxes
Five Key Reasons for High NJ Property Taxes
Property Taxes in New Jersey's Major Counties
These six counties represent the economic heart of New Jersey, containing nearly half the state's population and some of its highest property tax bills.
Bergen County
Bergen County, New Jersey's most populous county, includes affluent communities like Ridgewood, Tenafly, and Fort Lee. The county's proximity to NYC drives high property values and corresponding tax bills.
View Bergen County Details →Essex County
Home to Newark and affluent suburbs like Millburn and Montclair, Essex County shows wide variation in property taxes. Urban areas often have higher rates to fund city services.
View Essex County Details →Union County
Union County includes Elizabeth, Westfield, and Summit. The county benefits from excellent transportation links but faces high municipal costs driving up tax rates.
View Union County Details →Middlesex County
Central New Jersey's largest county includes New Brunswick, Edison, and Woodbridge. Home to Rutgers University, the county balances educational institutions with residential communities.
View Middlesex County Details →Hudson County
Hudson County, including Jersey City and Hoboken, has seen dramatic development and gentrification. Waterfront properties command premium prices with corresponding tax bills.
View Hudson County Details →Morris County
Morris County includes Morristown, Madison, and Parsippany. Known for excellent schools and corporate headquarters, the county maintains high property values and substantial tax bills.
View Morris County Details →How to Appeal Your New Jersey Property Tax Assessment
Every New Jersey homeowner has the right to appeal their property tax assessment. With the highest taxes in the nation, even a small reduction can mean significant savings.
Critical Deadline: April 1st
New Jersey tax appeals must be filed by April 1st (May 1st for revaluation towns). This deadline is strictly enforced with no extensions.
Review Your Assessment
Your assessment notice arrives in January/February. Compare your assessed value to your property's actual market value.
Key Numbers to Check:
Gather Your Evidence
Strong evidence is crucial for a successful appeal in New Jersey's formal process.
NJ-Specific Evidence Requirements
New Jersey requires the "Chapter 123" ratio adjustment. Your true value is: Assessed Value ÷ Average Ratio. For example, if assessed at $500,000 with a 90% ratio, your implied market value is $555,556.
Essential Evidence:
File Your Appeal
Submit your appeal petition to your County Board of Taxation before April 1st.
Filing Requirements by County
Bergen: $5 filing fee per parcel • Essex: $25 filing fee • Union: $5 filing fee • Middlesex: $5 filing fee • Hudson: $25 filing fee • Morris: $5 filing fee
All counties require the same state appeal form, available from the NJ Division of Taxation website.
Attend Your Hearing
County Board hearings typically occur between May and September.
Hearing Preparation:
Receive Decision & Next Steps
The County Board typically mails decisions within 3 months of your hearing.
If You Disagree with the Decision
You can appeal to the NJ Tax Court within 45 days of the County Board's decision. Tax Court appeals often benefit from professional representation due to formal legal procedures.
New Jersey Property Tax Comparison
See how New Jersey's major counties compare to each other and the national average.
| Location | Median Tax Bill | Median Home Value | Effective Rate | vs. US Average |
|---|---|---|---|---|
| Bergen County | $10,001 | $593,200 | 1.69% | +270% |
| Essex County | $10,001 | $494,400 | 2.02% | +270% |
| Union County | $10,001 | $488,800 | 2.05% | +270% |
| Middlesex County | $9,684 | $439,300 | 2.20% | +262% |
| Hudson County | $9,413 | $508,600 | 1.85% | +254% |
| Morris County | $10,001 | $557,000 | 1.80% | +270% |
| New Jersey Average | $9,800 | $450,000 | 2.18% | +265% |
| US Average | $3,700 | $350,000 | 1.06% | — |
Expert Tips for New Jersey Property Tax Appeals
Understanding the Chapter 123 Ratio
New Jersey's unique "Chapter 123" (or average ratio) system can work in your favor. If your town's ratio is below 100%, your assessed value represents less than full market value. Use this formula: True Value = Assessment ÷ Average Ratio. You win if your true value exceeds actual market value by 15% or more.
Timing Your Appeal
File as early as possible in January/February. Early filers often get better hearing dates and more time to prepare. If your town underwent revaluation, you get until May 1st instead of April 1st.
The "Freeze Act" Protection
If you win your appeal, New Jersey's "Freeze Act" prevents your assessment from increasing for the next two years (unless there's a revaluation or you improve the property). This triples the value of a successful appeal.
Professional Appraisals
While not required, a professional appraisal dated within one year of the assessment date (October 1st of the prior year) is powerful evidence. Many New Jersey appraisers specialize in tax appeals and understand the specific requirements.
Get Professional Help with Your NJ Property Tax Appeal
With the highest property taxes in the nation, New Jersey homeowners need every advantage. Abode Money specializes in NJ tax appeals and handles the entire process for you.
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Professional representation • Evidence preparation • Hearing attendance • Freeze Act protection
More tax trends
See your county tax data
Understand your county's tax rate, property tax filing guidelines and more.