Sheet NJ · 2026 rules

New Jersey Property Tax Calculator

The New Jersey assessor’s handbook describes the local tax-rate relationship as the amount to be raised divided by total assessments. A revaluation can increase individual assessments without causing each bill to rise by the same percentage, because the rate and each property’s share of the assessment base also matter.

Rules verified Oct 3, 2026 13 primary sources Editorial policy

Estimate your 2026 New Jersey bill

Approved county or municipal assessment before additional relief ($)

An additional local assessed-value exemption is approved and not already deducted?

No Yes

Rate unit on your bill

Mills Per $100 Percent

Local ad valorem levies rate

Approved shared exemption, bill credits and charges (optional)

Extra exemption approved for EVERY modeled levy (assessed $)

The same assessed-value amount must apply to Local ad valorem levies. Different approvals or bases require the prepared levy worksheet. Do not repeat relief already deducted.

Other approved credits on the bill ($)

Fixed charges or special assessments ($)

Use the assessing authority’s value, recorded classification and current rates. Worked examples use hypothetical rates unless labeled statutory.

New Jersey · 2026 residential assessment worksheet Needs inputs

New Jersey estimated annual property tax —

Tax — Local ad valorem levies —
Credits subtracted —
Fixed charges added —

Per month (annual ÷ 12) —

What was applied Enter the approved local assessment from the assessment notice.

Assessed value after ratio and cap —

Taxable value — Local ad valorem levies —

Effective rate on market value —

What this estimate leaves out

How New Jersey turns value into a tax bill

New Jersey statewide rules
Step	New Jersey rule	Source
Value	The property’s actual approved assessment is required; this input is not automatically taken from a sale price. Local classification and applicable tax-year exemptions must match.	[1]
Assessment	100% of approved local assessment	[1]
Annual limit	No automatic parcel bill cap is inferred from a limit on a jurisdiction’s total levy.
Exemption	Approved local assessment allowance: the actual approved amount you enter off assessed value; all levies.Select only if approved for this assessment year; do not deduct an amount already included in the value you enter.	[1]
Rate	Local ad valorem levies: local rate — you enter it.Local ad valorem levies from the applicable taxing authority. The rate is not a Census ratio.

How New Jersey assesses, appeals, deducts and relieves residential tax

Municipalities set each property's value as of October 1 for the following tax year.² Each county board of taxation sets the percentage of true value used for assessments, a multiple of 10% between 20% and 100%.¹ The county board then divides the total county, municipal and school levy by the assessed value of all taxable property to get the local tax rate,¹ A revaluation is done by an outside appraisal firm hired by the municipality; a reassessment is done by the assessor's own staff.¹

Each April 1 the Director of the Division of Taxation publishes an Average Ratio and a Common Level Range for every municipality,¹ the range being 15% above and below the Average Ratio.¹ Under Chapter 123, if an appealed property's assessment-to-true-value ratio falls outside that range, the assessment is reset to the Average Ratio times true value.¹ This relief is not available in municipalities that implement an approved revaluation or reassessment.¹ For tax year 2026, Absecon City's Average Ratio is 62.77, with a range of 53.35 to 72.19.³

Appeals go to the county board of taxation by April 1 of the tax year, or 45 days after the town finishes mailing assessment notices if that is later.¹ The deadline is May 1 where a revaluation or reassessment has been undertaken.² Burlington, Gloucester and Monmouth counties use an alternative calendar with a January 15 deadline.² Owners of properties assessed above $1,000,000 may file directly with the Tax Court,² and anyone may appeal a county board judgment to the Tax Court within 45 days.²

Owners 65 or older or disabled, with at least a year of New Jersey residency, can get an annual $250 deduction from their property tax⁴ if income is no more than $10,000, excluding (with restrictions) Social Security, government pension, disability and retirement income.⁵ Honorably discharged veterans with active-duty service can get a separate annual $250 deduction.⁶ Someone who qualifies for both receives both, even though together they exceed $250.¹ Certain totally and permanently disabled war veterans get a full exemption on their principal residence.⁷ Both $250 deductions come off the real property tax itself, not the assessed value.¹

ANCHOR pays homeowners $1,500 if 2025 New Jersey gross income was $150,000 or less and $1,000 at $150,001 to $250,000; income above $250,000 is ineligible.⁸ Payments start on a rolling basis from September 15, usually within 90 days of filing,⁸ and the filing deadline is November 2, 2026.⁹ All state relief combined (ANCHOR, Senior Freeze, Stay NJ and the $250 deductions) cannot exceed the property tax paid on the home that year.⁸

Senior Freeze reimburses the amount by which this year's billed tax exceeds the base-year tax.¹⁰ For the 2025 application, income must be $168,268 or less in 2024 and $172,475 or less in 2025,¹¹ and the applicant must have owned and lived in the home since December 31, 2022.¹¹ Checks began July 15, 2026.¹⁰ Stay NJ, for homeowners 65 or older during 2025,¹² pays the 2025 tax year only to applicants with incomes of $200,000 or less under the Fiscal Year 2027 Appropriations Act,¹² with maximums of $6,500, $5,000 and $4,000 across three income bands.¹² It is paid in quarterly installments, in February and May of 2027 for the 2025 benefit.¹²

Property taxes are due in four installments: February 1, May 1, August 1 and November 1. Delinquent tax can accrue interest of up to 8 per cent on the first $1,500 and 18 per cent on any amount over $1,500.¹³

Worked example

Gross tax: $400,000 assessment x $2.50 / $100 = $10,000.00. Statutory deductions (one owner who qualifies as a senior and as a veteran): $250 + $250 = $500. Net bill: $10,000.00 - $500.00 = $9,500.00. ANCHOR ($1,500 if income is $150,000 or less) is paid separately and not subtracted. Chapter 123 appeal step (Absecon City, tax year 2026, Average Ratio 62.77, range 53.35 to 72.19): if the county board finds true value of $500,000, the ratio is $400,000 / $500,000 = 80.00%, above the 72.19 upper limit, so the assessment becomes $500,000 x 62.77% = $313,850; tax $313,850 x $2.50 / $100 = $7,846.25 before deductions, or $7,346.25 after them.

New Jersey worked example
Line	Taxable value	Tax
Local ad valorem levies at $2.50 per $100	$400,000.00	$10,000.00
Credits		−$500.00
Annual total		$9,500.00

Left to your local bill

Senior Freeze reimbursement (current-year tax minus base-year tax) for applicants with income of $168,268 or less in 2024 and $172,475 or less in 2025. It is paid by check from July 15, 2026, not on the bill.
ANCHOR homeowner benefit ($1,500 / $1,000 by income, ineligible above $250,000), paid separately from September 15. Renters' ANCHOR ($450, or $700 at 65 and over) is not part of a homeowner's bill.
Stay NJ (homeowners 65+, income $200,000 or less for the 2025 tax year, maximum $6,500 / $5,000 / $4,000), paid in quarterly installments. Total state relief is capped at the property tax paid.
100% disabled veteran full exemption (removes the home from taxation) and the Active Military Service Property Tax Deferment.
Chapter 123 common-level-range relief on appeal (Average Ratio x true value), which is unavailable in towns that have implemented an approved revaluation or reassessment.
Added and omitted assessments for improvements made after October 1 (appealed on Form AA-1).
Quarterly installments (Feb 1, May 1, Aug 1, Nov 1), with the first two quarters typically estimated from the prior year, and delinquent interest of up to 8% on the first $1,500 and 18% above.
County percentage levels below 100% (allowed from 20% to 100% in 10% steps), and municipal special-district rates (fire, garbage, special improvement) that appear as separate lines.

Census context, not a rate

American Community Survey 2020–2024: median owner-occupied value $454,400 (±$1,150), median real-estate taxes $9,590 (±$25). Dividing one by the other gives 2.11% for New Jersey. Tables B25077 and B25103; why it is only context.

Sources

nj.govNew Jersey Division of Taxation, Handbook for New Jersey Assessors, read 2026-10-03.
“Appeals by taxpayers or taxing districts to the County Board of Taxation must be filed by April 1 of the tax year, or 45 days from the date the bulk mailing of Notification of Assessment is completed in the taxing district, whichever is later … shall be expressed as a multiple of 10%, and no level so established shall be lower than 20% or higher than 100% of the standard of value.”
nj.govNJ Division of Taxation: Assessment and Appeals, read 2026-10-03.
“Occasionally, property owners make changes or additions to real property after October 1, when municipalities set the value of property for tax purposes for the following tax year. … Petitions to either the County Board of Taxation or the State Tax Court must be filed and received on or before April 1st. Where a municipal revaluation or reassessment has been undertaken, petitions must be filed and received by May 1st.”
nj.govNJ Division of Taxation, Certification of Average Ratios and Common Level Ranges for use in Tax Year 2026, read 2026-10-03.
“COMMON LEVEL RANGES FOR USE IN THE TAX YEAR 2026 … 0101 ABSECON CITY 62.77 53.35 72.19”
nj.govNJ Division of Taxation: $250 Senior Citizens and Disabled Persons Property Tax Deduction, read 2026-10-03.
“If you are age 65 or older, or disabled, and have been a New Jersey resident for at least one year, you may be eligible for an annual $250 property tax deduction.”
nj.govNJ Division of Taxation brochure: $250 Real Property Tax Deduction for Senior Citizens, Disabled Persons or Surviving Spouse, read 2026-10-03.
“Income may be no more than $10,000 during the year for which the deduction is claimed, excluding with restrictions, monies received from social security, government pension, disability and retirement programs.”
nj.govNJ Division of Taxation: $250 Veterans Property Tax Deduction, read 2026-10-03.
“If you are an honorably discharged veteran with active duty military service, you may qualify for an annual $250 Property Tax Deduction.”
nj.govNJ Division of Taxation: Property Tax Deduction/Credit Eligibility Requirements, read 2026-10-03.
“Full exemption from property taxes on a principal residence for certain totally and permanently disabled war veterans and veterans who served in peacekeeping missions and operations.”
nj.govNJ Division of Taxation: How ANCHOR Benefits Are Calculated, read 2026-10-03.
“If your income on line 29 exceeded $250,000, you are not eligible. 2025 Gross Income (NJ-1040 Line 29) Benefit Amount $150,000 or less $1,500 $150,001 - $250,000 $1,000 … The total amount of all property tax relief benefits you receive cannot be more than the property taxes paid on your principal residence (main home) for the same year”
nj.govNJ Division of Taxation: ANCHOR Eligibility and Filing Information, read 2026-10-03.
“The filing deadline is November 2, 2026.”
nj.govNJ Division of Taxation: How Senior Freeze Benefits Are Calculated, read 2026-10-03.
“Property taxes billed for the current year - Property taxes billed for the "base year" = Amount of the reimbursement … We begin issuing 2025 payments on a payment schedule to qualified applicants on July 15, 2026.”
nj.govNJ Division of Taxation: Senior Freeze Eligibility Requirements, read 2026-10-03.
“2024 — $168,268 or less; and 2025 — $172,475 or less … You owned and lived in your home since December 31, 2022, or earlier (and you still owned and lived in that home on December 31, 2025).”
nj.govNJ Division of Taxation: Stay NJ, read 2026-10-03.
“The Fiscal Year 2027 Appropriations Act, signed on June 30, 2026, provides Stay NJ payments for applicants with incomes of $200,000 or less. … $0 - $100,000 $6,500 $100,000.01 - $150,000 $5,000 $150,000.01 - $200,000 $4,000 Over $200,000 $0”
nj.govNJ Department of Community Affairs, Division of Local Government Services: Elements of tax sales in New Jersey, read 2026-10-03.
“Property taxes are due in four installments during the year: February 1, May 1, August 1, and November 1. Delinquency on a property may accrue interest at up to 8 per cent for the first $1,500 due, and 18 per cent for any amount over $1,500.”

Bordering jurisdictions

Rules verified October 3, 2026 by the Property Tax Calculator Editorial Team. Report a correction