JACOBUS & ASSOCIATES LLC

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

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).

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.

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

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.

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

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

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).

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).

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.