Question 1

How often can I appeal my taxes?

Accepted Answer

You have the right to appeal your taxes every single year.

Question 2

What is the key date for valuing my property for a tax appeal?

Accepted Answer

The relevant date for valuing a property is October 1 of the pretax year (e.g., for a 2026 tax appeal, the valuation date is October 1, 2025).

Question 3

What is the standard deadline for filing a tax appeal?

Accepted Answer

The deadline for filing a tax appeal in most municipalities is April 1. Burlington, Gloucester and Monmouth Counties have a January 15 deadline for assessments $1 million or less.

Question 4

Is the filing deadline ever extended?

Accepted Answer

Yes, the filing deadline is usually extended to May 1 in any year that a town performs a revaluation of all properties.

Question 5

How can I use property sales to prove my property is over-assessed?

Accepted Answer

You can gather evidence of sales of properties similar to yours. This information can often be obtained from a local realtor. However, the sales must be from open-market, arms-length transactions, not from foreclosures, bankruptcies, or estate liquidations.

Question 6

Are there other ways to prove a property is over-assessed?

Accepted Answer

Yes, you can also use an appraisal report or, for a commercial property, an income and expense analysis to prove it is over-assessed.

Question 7

Can the price I paid for my property be used as evidence?

Accepted Answer

Yes, the purchase price of the property may provide evidence of its value, especially if the purchase occurred within the past few years.

Question 8

What time frame for comparable sales will the Court consider?

Accepted Answer

The Court may consider evidence of sales of comparable properties that occurred during the year prior to the valuation date (e.g., for a 2026 appeal, the Court may consider sales between October 1, 2024, and October 1, 2025).

Question 9

How will I be notified of my property's current assessed value?

Accepted Answer

Towns annually mail taxpayers a notice of assessment card, usually around February 1 of the tax year (or October 1 in Burlington, Gloucester, and Monmouth Counties).

Question 10

What happens if my tax appeal is successful?

Accepted Answer

If a reduction in your taxes is obtained, the town will issue a refund or credit for any overpayment of taxes related to that reduction.

JACOBUS & ASSOCIATES LLC

Property Tax Appeals

Frequently Asked Questions