NJ Property Tax FAQs

1) Does my house have to be assessed above the current market value in order to file a successful appeal?

No. You can file a successful appeal if your assessment exceeds the director’s ratio in your community by more than 15%. For example, suppose the true market value of your home is $100,000. If the director’s ratio in your community is 60% that would equate to $60,000 (60% of $100,000). So, if your home is assessed at more than $69,000 (i.e. $60,000 times 115%), then you would have a legitimate basis for appeal.

2) What is the director’s ratio?

Each community sets a target average ratio of assessed value to true market value. This is known as the director’s ratio. The director’s ratio varies from one community to another and is subject to change each October 1.

3) How do I learn about the current director’s ratio in my community?

You can contact your local tax board. Or, you call Atlantic Property Tax Consultants. We have that information on file for many communities throughout the state.

4) Is it possible that the town will increase my property taxes if I file an appeal?

Atlantic Property Tax Consultants will not file an appeal unless we are confident that your assessment exceeds the maximum ratio (i.e.115% of the director’s ratio) in your community.

5) How do I determine where my assessment stands relative to the director’s ratio?

Atlantic Property Tax Consultants can easily help you determine the status of your assessment based on the director’s ratio in your community. Through our contacts we can obtain the necessary information, including:
• The director’s ratio in your community
• Your current assessed value
• The true market value of your home the preceding October 1.

6) When can I file a tax appeal?

Tax appeals must be filed on or before:

• April 1st

• Within 45 days of the day when the Assessment Notices are mailed, OR

• May 1st, if there’s been a municipal-wide revaluation or reassessment.

• Once an appeal has been filed, the County Tax Board schedules a hearing.

7) What is the purpose of the hearing?

The purpose of the hearing is to determine the validity of your appeal. In other words, have you successfully demonstrated that the current assessment is unfair. Remember, the assessment is assumed to be correct. The burden of proof lies with the taxpayer. The hearing is held in front of the tax board. You can represent yourself and present expert testimony from a licensed appraiser. The municipality is the opposing party and is represented by the municipal attorney. (Note: different rules apply to commercial properties.)

8) When are tax appeal hearings held?

Tax appeal hearings are generally held within three months of the April 1 or May 1 filing deadline.

9) Do I have to attend the hearing?

Unless you have reached a satisfactory settlement with the assessor before the hearing date, you should attend the hearing. If you miss or do not attend your hearing, your appeal will be dismissed ‘for lack of prosecution.’

10) What happens if I’m not satisfied with the results of the hearing?

If you are dissatisfied with the results of the hearing, you have the right to appeal to the NJ Tax Court. You have 45 days from the date your judgment was mailed to file a further appeal with the Tax Court of New Jersey.