AppealDesk

Bergen County Property Tax Appeal, New Jersey

Travis BunnTravis Bunn·Updated July 24, 2026

Bergen County is New Jersey's most populous county with approximately 980,000 residents and serves as the county seat in Hackensack. The county comprises 70 municipalities, more than any other New Jersey county, including major population centers like Hackensack, Paramus, Fair Lawn, and Fort Lee. Bergen County property taxes are among the highest in the nation, with median annual bills exceeding $10,000, making property tax appeals particularly valuable for homeowners seeking relief from one of the country's most expensive property tax burdens.

Notable cities: Hackensack, Paramus, Fair Lawn, Fort Lee, Teaneck, Englewood

Median Home

$593,200

Tax Rate

1.69%

Annual Tax

$10,001

Population

980,575

On the typical Bergen County home, valued near $593,200 at the county’s effective tax rate of 1.69%, an over-assessment of even 10% means you are overpaying year after year until you appeal it. Here is how to find out if yours qualifies.

2026 Appeal Deadline: April 1, 2026 (or 45 days from the date assessment notices are mailed, whichever is later)

This year's appeal window has passed in most of New Jersey. Order now and we re-run your numbers free when the window reopens, so your evidence is ready the day your next notice lands.

The standard deadline is April 1 each year. However, if your municipality conducted a revaluation or reassessment, you have 45 days from the date your assessment notice was mailed, whichever is later. Properties assessed over $1,000,000 may appeal directly to NJ Tax Court. Missing the deadline means waiting a full year to file.

Want the full walkthrough? Read our Bergen County Property Tax Appeal Guide with evidence strategies and hearing tips.

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How Bergen County Assesses Property

100%of market value

Assessed by: Municipal Tax Assessor (each municipality has its own assessor)

Assessment cycle: annual

Notices typically mailed: mid-February to mid-March

New Jersey assesses all residential property at 100% of true market value as of the October 1 assessment date. In Bergen County, this means your assessed value should equal your home's actual market value. For example: if your home's market value is $593,200 (the county median), your assessed value would be $593,200 at the 100% assessment ratio, resulting in approximately $10,001 in annual property taxes at Bergen County's effective rate of 1.69%.

The Appeal Process

Appeals are heard by the Bergen County Board of Taxation. After filing, you'll receive a hearing date before the Board of Taxation commissioners. The municipality will be represented by their attorney and possibly the assessor or an appraiser. You must prove your assessment exceeds market value using credible evidence. The Board issues a written judgment, typically within several months.

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Step 1: Review your assessment notice (mailed mid-February to mid-March) and compare your assessed value to recent comparable sales in your neighborhood within the past 12 months.

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Step 2: Calculate your assessment ratio by dividing your assessed value by your estimated market value. If this ratio exceeds the upper limit of your municipality's common level range by more than 15%, you have grounds for appeal.

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Step 3: Gather evidence including recent comparable sales (within 12 months of October 1 assessment date), photographs of your property showing condition issues, recent appraisals, and repair estimates for any defects.

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Step 4: File your Petition of Appeal with the Bergen County Board of Taxation by April 1 (or 45 days from notice mailing if your town had a revaluation). Online filing is strongly recommended through the county website.

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Step 5: Attend your scheduled hearing before the Bergen County Board of Taxation. Hearings are generally held after April 1. Present your evidence demonstrating your property's market value is lower than the assessed value.

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Step 6: If dissatisfied with the Board's decision, file an appeal with the NJ Tax Court within 45 days of the judgment date. Properties assessed over $750,000 may bypass the County Board and file directly with Tax Court.

Required form: Petition of Appeal form (available from Bergen County Board of Taxation)

Filing Methods

online:Bergen County strongly encourages online filing through the county's online portal at https://bergencountynj.gov/boards-commissions/about-board-of-taxation/
mail:Mail to: Bergen County Board of Taxation, 2 Bergen County Plaza, 1st Floor, Hackensack, NJ 07601
in-person:Hand deliver to: Bergen County Board of Taxation, 2 Bergen County Plaza, 1st Floor, Hackensack, NJ 07601

Evidence to Bring

Recent comparable sales (within 12 months of October 1 assessment date)Photographs documenting property condition or defectsRecent independent appraisalRepair estimates for structural issues or needed improvementsIncome/expense statements (for income-producing properties)

Bergen County Assessor Contact

Bergen County Board of Taxation

Phone: 201-336-6300

Address: 2 Bergen County Plaza, 1st Floor, Hackensack, NJ 07601-7076

Website: https://bergencountynj.gov/boards-commissions/about-board-of-taxation/

Online Portal: https://bergencountynj.gov/boards-commissions/about-board-of-taxation/

Hours: Monday-Friday, 9:00 AM - 4:30 PM (verify current hours by calling)

Tax Exemptions in Bergen County

ANCHOR Benefit (Affordable New Jersey Communities for Homeowners and Renters)

$1,500 for homeowners earning $150,000 or less; $1,000 for homeowners earning $150,001-$250,000; additional $250 for seniors 65+

State property tax relief program that provides direct cash rebates to eligible homeowners and renters. Replaced the Homestead Rebate program in 2023.

Eligibility: Must own and occupy property as primary residence on October 1 of benefit year, meet income limits, and file NJ income tax returnDeadline: November 2, 2026

Senior Freeze (Property Tax Reimbursement Program)

Reimburses the difference between current year property taxes and base year amount (varies by individual)

Reimburses eligible seniors and disabled persons for property tax increases above a frozen base year amount, effectively freezing property taxes at a prior year's level.

Eligibility: Age 65+ or receiving Social Security Disability, resided in NJ continuously for 10+ years, owned/occupied home for 3+ years, income not exceeding $150,000Deadline: November 2, 2026 (combined PAS-1 application)

100% Disabled Veteran Property Tax Exemption

Full exemption (100% of property taxes eliminated)

Complete property tax exemption on primary residence for veterans with 100% permanent and total service-connected disability. One of the most valuable exemptions nationally given NJ's high tax rates.

Eligibility: Honorably discharged veteran with 100% permanent and total VA disability rating, active duty service, NJ resident, own and occupy as primary residence. Surviving spouses also eligible.Deadline: File with municipal tax assessor (no annual deadline once approved)

$250 Annual Veteran Property Tax Deduction

$250 annual deduction from property tax bill

Annual $250 property tax deduction available to all honorably discharged wartime veterans regardless of disability rating.

Eligibility: Honorably discharged veteran with active wartime service, own and occupy property as primary residence, NJ resident. Surviving spouses also eligible.Deadline: File with municipal tax assessor annually

$250 Senior Citizen/Disabled Person Deduction

$250 annual deduction from property taxes

Annual $250 property tax deduction for qualifying seniors and disabled persons meeting strict income limits.

Eligibility: Age 65+, permanently and totally disabled, or surviving spouse age 55+; annual income $10,000 or less (excluding Social Security/disability benefits)Deadline: File with municipal tax assessor annually

Bergen County Appeal Packet · $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Bergen County for 2026?
The deadline to file a property tax appeal with the Bergen County Board of Taxation is April 1, 2026, or 45 days from the date your assessment notice was mailed, whichever is later. If your municipality conducted a revaluation or reassessment, the 45-day rule typically applies. The Board does not grant extensions, and missing the deadline means you must wait until the following year to appeal. Properties assessed at $1 million or more may file directly with the New Jersey Tax Court by the same April 1 deadline.
How do I file a property tax appeal online in Bergen County?
Bergen County strongly encourages online filing through their official website at bergencountynj.gov/boards-commissions/about-board-of-taxation/. The online portal allows you to submit your Petition of Appeal, upload supporting documents like comparable sales and photographs, pay the filing fee electronically, and sign your petition digitally. Online filing saves time and ensures your appeal is received by the deadline. You can also file by mail or hand-deliver your petition to 2 Bergen County Plaza, 1st Floor, Hackensack, NJ 07601.
What evidence do I need for a successful Bergen County property tax appeal?
The strongest evidence for a Bergen County property tax appeal includes recent comparable sales of similar homes in your neighborhood sold within 12 months of the October 1 assessment date. You should also provide photographs documenting your property's condition, any structural defects or needed repairs, recent independent appraisals, and written repair estimates from licensed contractors. The Bergen County Board of Taxation evaluates whether your assessed value exceeds your property's true market value, so your evidence must demonstrate what your home would actually sell for in the current market.
How much can I save by appealing my property taxes in Bergen County?
Savings from a successful Bergen County property tax appeal vary based on your property's overassessment. With Bergen County's 1.69% effective tax rate and median home value of $593,200, even a 10% reduction in assessed value saves approximately $1,000 annually. Some homeowners achieve reductions of 10-25% when supported by strong comparable sales evidence. Given Bergen County's status as having some of the highest property taxes in the nation, successful appeals can save thousands of dollars per year, and these savings often continue for multiple years until the next municipal revaluation.
What is the ANCHOR benefit and how much can Bergen County homeowners receive?
The ANCHOR benefit (Affordable New Jersey Communities for Homeowners and Renters) is New Jersey's property tax relief program that replaced the Homestead Rebate in 2023. Bergen County homeowners with household income of $150,000 or less receive $1,500, while those earning $150,001-$250,000 receive $1,000. Homeowners age 65 and older receive an additional $250 bonus. This is a direct cash payment deposited or mailed to you, not a credit on your tax bill. The application deadline is November 2, 2026, and you must have occupied your home as your primary residence on October 1 of the benefit year.
What happens at a Bergen County Board of Taxation hearing?
At your Bergen County Board of Taxation hearing, you'll present your case before appointed commissioners who hear property tax disputes. The municipality will be represented by their attorney and possibly the tax assessor or an expert appraiser testifying against your appeal. You'll present your evidence showing your property's true market value is lower than your assessed value, including comparable sales, photographs, and appraisals. Hearings are open to the public and generally held after the April 1 filing deadline. The Board issues a written judgment within several months, and if you're dissatisfied, you have 45 days to appeal to the NJ Tax Court.
Can disabled veterans in Bergen County get a property tax exemption?
Yes, honorably discharged veterans with a 100% permanent and total service-connected disability rating receive a complete property tax exemption on their primary residence in Bergen County. This is one of the most valuable property tax benefits in the United States because New Jersey has the nation's highest property tax rates. On Bergen County's median home valued at $593,200, this exemption eliminates the entire $10,001 annual tax bill. Surviving unremarried spouses of qualifying veterans also remain eligible. Veterans must apply with their municipal tax assessor using VA documentation proving their 100% disability rating.
When are property tax assessment notices mailed in Bergen County?
Bergen County municipalities typically mail property tax assessment notices (Chapter 75 postcards) in mid-February, though some towns mail them as late as mid-March. In years when a municipality conducts a complete revaluation or reassessment, notices may be mailed by mid-March. These notices show your property's assessed value for the current tax year and trigger the appeal deadline. Once you receive your notice, you have until April 1 or 45 days from the mailing date (whichever is later) to file an appeal with the Bergen County Board of Taxation if you believe your assessment is too high.

Official Resources

Bergen County Board of Taxation Official Website →

Official county resource for filing property tax appeals, accessing forms, viewing hearing schedules, and finding municipal assessor contact information.

NJ Division of Taxation - Property Tax Information →

State resource for property tax programs, exemptions, deductions, ANCHOR benefits, Senior Freeze applications, and veteran property tax relief programs.

Bergen County Property Tax Records Search →

Online database to search property assessment records by address, owner name, or block and lot number for all Bergen County municipalities.

NJ ANCHOR Benefit Application Portal →

Official application portal for the ANCHOR property tax relief program offering up to $1,500 for eligible homeowners with November 2, 2026 deadline.

For state-wide appeal information including New Jersey's assessment ratio and deadlines, see our New Jersey Property Tax Appeal Guide →

Considering professional help with your appeal? Compare pricing, coverage, and pros/cons in our Best Property Tax Appeal Services (2026) or browse side-by-side service comparisons →

More New Jersey Counties

Atlantic County (Atlantic City)Burlington County (Mount Holly)Camden County (Camden)Cape May County (Ocean City)Cumberland County (Vineland)Essex County (Newark)
← All New Jersey property tax appeal info

Sources: https://bergencountynj.gov/boards-commissions/about-board-of-taxation/ | https://www.nj.gov/treasury/taxation/anchor/ | https://www.nj.gov/treasury/taxation/lpt/ | https://propertytaxrates.org/counties/new-jersey/bergen-county/ | https://bergencountylifestyle.com/real-estate/property-tax-appeal-nj/

Last verified: 2026-07-24