This brochure was developed to assist
taxpayers in preparing for tax appeal hearings.
It is intended as an aid to property owners, but
should not be considered as all-inclusive. The
general information provided is derived from
New Jersey laws governing tax appeals:
N.J.S.A. 54:3 et seq. and 54:4 et seq. and
N.J.A.C. 18:12A et seq.
Property taxes are the result of the local
budget process and may not be appealed but
the property’s assessment may be. A taxpayer
considering an appeal should understand that
he/she must prove that his/her assessed value
is unreasonable compared to a market value
standard. By law, your current assessment is
assumed to be correct. You must overcome
this presumption of correctness to obtain an
What is the basis for my assessment?
An assessment is an opinion of value by a
licensed professional. For an assessed value
to be considered excessive or discriminatory,
it must be proved that the assessment does
not fairly represent one of two standards:
1. True Market Value Standard
After a revaluation, all assessments in the
municipality must be 100% of true market
value as of October 1 of the previous year.
October 1 pre-tax year is the annual
“assessment date.” All evidence for a tax
appeal should precede the October 1st
assessment date, especially property
sales used for comparison.
2. “Common Level Range” Standard
To explain the common level range you
must consider what happens after a
revaluation in your town is completed.
recession, appreciation, and depreciation
cause values to increase or decrease at
varying rates. Other factors such as
property values. If assessments are not
adjusted annually, a deviation from 100%
of true market value occurs.
The State Division of Taxation, with local
assessors assisting, annually conducts a
investigating most real property transfers. Sale