Guide to Appealing Your NJ Property Taxes + Common Mistakes to Avoid
The deadline to appeal your taxes in Jersey City, Hoboken and Hudson County is April 1.
Appealing your property taxes especially in NJ (currently the 2nd highest in the U.S.) can save you money if your property is over-assessed. Follow these steps to navigate the process efficiently.
Step 1: Understand Your Assessment
Review Your Property Assessment Notice: Each year, you receive an assessment notice showing the assessed value of your property normally in January or February.
Compare Similar Properties: Check the assessed value of similar properties in your area. Your assessment should reflect the market value as of October 1 of the previous year.
Step 2: Gather Supporting Evidence
To strengthen your case, collect:
Recent Sales Data: Find recent sales prices of comparable properties. Your realtor can help you locate the assessed value for the property or you can find this information on your own using the property search database . For recent sales check out the Compass website or download the Compass App.
Professional Appraisal: Consider hiring a licensed appraiser for an independent property valuation. Contact me for a list of local appraisers. Local tax appeal attorneys can also recommend a local appraiser.
Property Condition Evidence: Use photos or documents showing any issues (e.g., structural problems) that might reduce your property's value.
3 to 5 properties with similar characteristics should be attached to your appeal.
Step 3: Where to File Your Appeal
Petitioners can file online, print the forms from the county website and submit them to the County Board of Taxation, call us to have the forms mailed out to them, or come to the office and request an application. All appeals for Hudson County property owners are filed at the Hudson County Board of Taxation. For additional information on Hudson County, Jersey City, Hoboken, Weehawken download the Hudson County Tax Appeal Filing Packet
Step 4: Obtain and Complete the Appeal Form
Get the Form: Download it from your County Board of Taxation or the Tax Court of New Jersey website. See link at the bottom of this page for Hudson County forms.
Fill It Out Completely: Provide all required details, including your property’s block and lot number, and the evidence supporting your claim. 3 to 5 properties with similar characteristics should be included with your appeal.
Step 5: Pay the Filing Fee
Fees vary by county and property value. Confirm the exact amount with your local board or court. As of this writing the fees for Hudson County Tax Appeal filings are as follows:
$25 fee for homes assessed at less than $50,000
$100 fee for $500,000 to $1 million
$150 fee for over $1 million
Include the fee with your completed appeal form.
Step 6: File Your Appeal by the Deadline
Standard Deadline: Typically April 1 each year.
Extended Deadline: If there’s a municipal-wide reassessment or revaluation, the deadline is typically May 1.
Submit your appeal to the appropriate entity (County Board or Tax Court).
Step 7: Prepare for the Hearing
Organize Your Evidence: Arrange all documents, appraisals, and photos for easy presentation.
Practice Your Argument: Be concise and focus on proving the inaccuracy of the assessment.
Consider Professional Help: For complex cases, hire an appraiser or a tax attorney. Contact me for a recommended tax attorneys and appraisers.
Step 8: Attend the Hearing
Be Clear and Professional: Present your evidence logically and be prepared to answer questions from the board or judge.
Stay Calm: Focus on the facts and avoid emotional appeals.
Step 9: Await the Decision
The board or court will notify you of their decision.
If you’re unsatisfied with the outcome, you can appeal to the Tax Court of New Jersey and they can be contacted at 609-815-2900. Please note that appeals can take up to a year as they are very backedup
Common Mistakes When Appealing Property Taxes
According to Joe Hajjar, a Jersey City based real estate lawyer, here are some common mistakes home owners make when appealing their taxes.
Taxpayers believe that a neighbor’s assessment is relevant in the evaluation of their property’s assessment. I hear this all the time… “My next door neighbor’s taxes are $X less than mine and we have the same property”. For the purpose of tax appeals, the petitioner must use comparable sales of similar properties and the tax board and/or city will never agree on comparing assessments. Also, perhaps the neighbor is getting lucky on their assessment and the subject property may be accurate.
Taxpayers may believe that the city has to prove their assessment is correct. This is incorrect and the burden is on the taxpayer to prove the city is over-assessing by a margin of at least 15%
Taxpayers must be up to date on their payment of property taxes. An appeal will be rejected at the County if it is discovered that the taxes are unpaid. Some people assume they can withhold payment while under appeal
Another mistake is not using the right data. Not every sale is a usable comparable sale. For example, sales when the Seller is an Estate, even if licensed realtors were involved, are unusable for tax appeal purposes.
Lastly, multifamily properties must have their rental income registrations updated and on file with the City and this would come up during their tax appeal.
Final Tip
Success often depends on the strength of your evidence. Make sure to provide 3 to 6 comps of properties that have similar characteristics (not more updated or with a larger lot, additional parking etc) and file on time. Homeowners who hire professionals, such as attorneys and appraisers specializing in tax appeals, tend to have higher success rates. According to a local tax appeal lawyer based in Jersey City approximately 50% of tax appeal cases are successful. With these odds trying to lower your property tax bill may be worth the effort.
To find out what your home is worth and to receive a free CMA please fill out the form here
For additional information visit: https://www.nj.gov/treasury/taxation/pdf/lpt/ptappeal.pdf
NJ Online Assessment Appeals Website
NJ Association of County Tax Boards
NJ Division of Taxation including Tax Rates by County& Municipality
Hudson County Tax Appeal Packet
Hudson County Tax Rate and Ratios
Certification of Average Tax Ratios
#jerseycitypropertytaxappeal #hobokenpropertytaxappeal #weehawkenpropertytaxappeal #hudsoncountypropertytaxappeal #njpropertytaxappeal #appealingpropertytaxes