Cape May County Property Tax Appeal, New Jersey

Travis Bunn·Updated July 24, 2026

Cape May County is located at the southernmost tip of New Jersey, where the Delaware Bay meets the Atlantic Ocean. The county seat is Cape May Court House, located within Middle Township. With a population of approximately 95,263 residents as of the 2020 census, Cape May County encompasses 16 municipalities including popular shore destinations like Ocean City, Wildwood, Sea Isle City, Cape May City, Stone Harbor, and Avalon. The county's median home value of $337,300 is slightly lower than the New Jersey state median of $348,300, but its effective property tax rate of 1.12% is significantly lower than the state median of 2.88%. Despite this relatively favorable rate, Cape May County's median annual property tax bill of $3,763 remains substantially higher than the national median of $2,400, making property tax appeals an important consideration for homeowners seeking to reduce their tax burden.

Notable cities: Ocean City, Wildwood, Cape May City, Sea Isle City, Stone Harbor, Avalon, Middle Township, Lower Township

Median Home

$337,300

Tax Rate

1.12%

Annual Tax

$3,763

Population

95,263

On the typical Cape May County home, valued near $337,300 at the county’s effective tax rate of 1.12%, 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

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 for filing a property tax appeal with the Cape May County Board of Taxation is April 1, 2026. In municipalities that have undergone a revaluation or reassessment, the deadline may be extended to May 1, 2026, or 45 days from the bulk mailing of assessment notices, whichever is later. All municipal charges must be current for the appeal to be heard.

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Victorian Cape May, New Jersey house. Cape May County appeal guide.

How Cape May County Assesses Property

100%of market value

Assessed by: Municipal Tax Assessor (under supervision of Cape May County Board of Taxation)

Assessment cycle: annual

Notices typically mailed: February 1st

In Cape May County, New Jersey law requires that all property be assessed at 100% of its true market value. This means your assessed value should equal your property's market value. For example, if your home's market value is $337,300 (the county median), at New Jersey's 100% assessment ratio your assessed value would be $337,300, resulting in approximately $3,776 in annual taxes at the county's effective rate of 1.12%.

The Appeal Process

Appeals are heard by the County Board of Taxation. After filing your appeal, you will be scheduled for a hearing before the Cape May County Board of Taxation, which consists of five commissioners appointed by the governor. You will present your evidence, including comparable sales and property condition documentation, to demonstrate that your assessment exceeds fair market value.

Review your assessment notice mailed on or about February 1, 2026, to verify your property's assessed value and compare it to recent comparable sales in your area.

Consider requesting an informal review with your municipal tax assessor before filing a formal appeal. This optional step may resolve disputes without a formal hearing.

Gather evidence to support your appeal, including at least three comparable sales of similar properties that sold recently in your area, photographs of property condition issues, repair estimates, or an independent appraisal.

Obtain the Petition of Appeal form from the Cape May County Board of Taxation by calling (609) 465-1030 or visiting their office at DN-303, 4 Moore Road, Cape May Court House, NJ 08210.

Complete and file your Petition of Appeal with the Cape May County Board of Taxation on or before April 1, 2026 (or May 1, 2026 if your municipality underwent a revaluation). Ensure all municipal taxes are paid and current.

Submit your comparable sales (at least three) to the Assessor, Clerk, and County Tax Board at least one week prior to your scheduled hearing.

Attend your hearing before the Cape May County Board of Taxation, where you will present your evidence to a panel of five commissioners appointed by the governor.

If you disagree with the County Board of Taxation's decision, you may file a further appeal with the New Jersey Tax Court for properties assessed over $1,000,000, or return to the Tax Court for lower-valued properties after the County Board decision.

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

Filing Methods

phone:Call (609) 465-1030 to request forms and filing instructions

mail:Cape May County Board of Taxation, DN-303, 4 Moore Road, Cape May Court House, NJ 08210

fax:(609) 463-6395

Evidence to Bring

At least three comparable sales of similar propertiesRecent independent appraisal (optional)Photographs of property condition issuesRepair estimates or documentation of defectsProperty description and square footage measurements

Cape May County Assessor Contact

Cape May County Board of Taxation

Phone: (609) 465-1030

Address: DN-303, 4 Moore Road, Cape May Court House, NJ 08210

Website: https://capemaycountynj.gov/630/Board-of-Taxation

Hours: Monday - Friday, 8:30am - 4:00pm (hours may vary by municipality)

Tax Exemptions in Cape May County

Senior Citizen/Disabled Persons Property Tax Deduction

$250 annual deduction

Annual deduction from property taxes for qualified senior citizens age 65 or older, disabled persons, or surviving spouses/civil union partners.

Eligibility: Must be age 65 or older as of December 31 of the pre-tax year, or permanently and totally disabled; must own and occupy the property as primary residence; must be a New Jersey resident for at least one year; must meet income requirements (income must not exceed $10,000 after excluding Social Security or government pension income, whichever is greater)Deadline: December 31 (annual renewal required)

Veterans Property Tax Deduction

$250 annual deduction

Annual deduction from property taxes for honorably discharged veterans who served during wartime, or their surviving spouses/civil union partners.

Eligibility: Must be an honorably discharged veteran with active-duty service during time of war; must own the property and be a legal resident of New Jersey as of October 1 of the pre-tax year; no income limit applies; surviving spouses may also qualify if not remarriedDeadline: December 31

100% Disabled Veteran Property Tax Exemption

100% exemption (full property tax relief)

Full property tax exemption on the dwelling house and lot for permanently and totally disabled veterans or their surviving spouses.

Eligibility: Must be certified as 100% permanently and totally disabled by the U.S. Department of Veterans Affairs; disability must be service-connected; must be the owner and permanent resident in the dwelling and legal resident of New Jersey; surviving spouses may qualify if they remain unmarriedDeadline: Can be filed at any time during the year with the municipal tax assessor

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

$1,500 to $1,750 for homeowners depending on age and income; $450 to $700 for renters

State property tax relief program providing direct rebates to homeowners and renters who meet income requirements.

Eligibility: Must be a New Jersey resident who owns or rents primary residence; must meet income limits set by the state; homeowners with income up to $150,000 for seniors age 65+ or $250,000 for others may qualifyDeadline: Varies annually; typically filed with annual tax return

Cape May County Appeal Packet · $49

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Cape May County for 2026?

The deadline to file a property tax appeal in Cape May County is April 1, 2026, for most municipalities. If your municipality underwent a revaluation or reassessment in 2026, the deadline extends to May 1, 2026, or 45 days from the bulk mailing of assessment notices, whichever is later. These deadlines are strictly enforced, and missing them means you must wait until the following year to appeal. You must also ensure all municipal charges are current for your appeal to be heard by the County Board of Taxation.

How do I file a property tax appeal in Cape May County?

To file a property tax appeal in Cape May County, you must obtain a Petition of Appeal form from the Cape May County Board of Taxation by calling (609) 465-1030 or visiting their office at DN-303, 4 Moore Road, Cape May Court House, NJ 08210. Complete the form and file it by April 1, 2026 (or May 1, 2026 if your municipality had a revaluation). You will need to gather evidence including at least three comparable sales of similar properties, photographs of any property defects, and potentially an independent appraisal. Submit your comparable sales to the Assessor, Clerk, and County Tax Board at least one week before your scheduled hearing. All municipal taxes must be paid and current for your appeal to proceed.

What happens at a Cape May County Board of Taxation hearing?

At a Cape May County Board of Taxation hearing, you will present your case before a panel of five commissioners appointed by the governor. You must demonstrate that your property's assessed value exceeds its true market value by presenting evidence such as comparable sales of at least three similar properties in your area, photographs showing property condition issues, repair estimates, or an independent appraisal. The assessor may also present evidence supporting the current assessment. The Tax Board will review all evidence and issue a decision that may reduce, maintain, or in some cases increase your assessment if it falls below the common level of assessment for your municipality. It is recommended to verify the county's average assessment ratio before filing, as this changes annually on October 1.

How much can I save by appealing my property taxes in Cape May County?

The amount you can save depends on how much your assessment is reduced and the current tax rate in your municipality. For example, if you successfully reduce your assessment by $50,000 on a property in a municipality with a combined tax rate of $2.50 per $100 of assessed value, you would save approximately $1,250 annually in property taxes. Given that Cape May County's median property tax bill is $3,763 and the effective rate is 1.12%, even a modest 10% reduction in an overassessed property could save hundreds of dollars per year. Additionally, New Jersey's Freeze Act locks in successful reductions for three years, multiplying your savings over time.

What evidence do I need for a successful Cape May County property tax appeal?

To successfully appeal your property taxes in Cape May County, you must provide convincing evidence that your assessment exceeds your property's fair market value. The most important evidence is at least three comparable sales of similar properties that sold recently in your area. These comparable properties should have similar square footage, lot size, age, condition, and location. You should also provide detailed property information including measurements, photographs documenting any defects or condition issues, repair estimates for needed work, and potentially a recent independent appraisal by a licensed appraiser. Cape May County Tax Board requires you to submit your comparable sales to the Assessor, Clerk, and County Tax Board at least one week prior to your hearing, so prepare your documentation early.

Can I appeal my Cape May County property taxes if my assessment didn't change?

Yes, you can appeal your property taxes in Cape May County even if your assessment remained the same from the previous year. The key question is whether your current assessed value exceeds your property's true market value as of October 1st of the prior year. If property values in your area have declined, or if comparable properties are selling for less than your assessment, you have grounds for an appeal regardless of whether your assessment changed. However, be aware that the Cape May County Tax Board will apply a common level range test. If your assessment falls below the common level of assessment for your municipality, the Tax Board may actually increase your assessment to bring it up to the common level.

What property tax exemptions are available in Cape May County?

Cape May County homeowners may qualify for several property tax exemptions and deductions. The Senior Citizen/Disabled Persons Deduction provides a $250 annual reduction for residents age 65 or older or permanently disabled who meet income requirements (income cannot exceed $10,000 after excluding Social Security or pension income). Veterans who served during wartime can receive a $250 annual Veterans Deduction with no income limit. Disabled veterans with 100% service-connected permanent disability may qualify for a full property tax exemption on their home. Additionally, the state ANCHOR program provides rebates of $1,500 to $1,750 for eligible homeowners. Applications for senior, disabled, and veteran deductions must be filed with your municipal tax assessor by December 31st each year.

When will I receive my 2026 property tax assessment notice in Cape May County?

Cape May County property owners will receive their 2026 assessment notices on or about February 1, 2026, as required by New Jersey statute N.J.S.A. 54:4-38.1. These notices are mailed via regular mail and will show your property's assessment for the 2026 tax year along with the prior year's tax amount. The assessment shown on this notice represents the value that will appear on the municipal tax list for 2026 and forms the basis for calculating your property taxes. Information about the appeal process appears on the back of the notice. If you disagree with your assessment, you must file an appeal by April 1, 2026 (or May 1, 2026 if your municipality had a revaluation), so review your notice carefully as soon as it arrives.

Official Resources

Cape May County Board of Taxation - Official Website →

Official resource for filing property tax appeals, obtaining forms, and accessing information about the appeal process in Cape May County.

Cape May County Property Tax Lookup Portal →

Search and view property tax records, assessment information, and payment details for all municipalities in Cape May County.

NJ Division of Taxation - Property Tax Information →

State-level information about property tax exemptions, deductions, relief programs including ANCHOR, Senior Freeze, and veteran benefits.

NJ Property Tax Deduction Programs →

Detailed information about senior citizen, disabled persons, and veteran property tax deduction programs available to New Jersey residents.

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)Bergen County (Hackensack)Burlington County (Mount Holly)Camden County (Camden)Cumberland County (Vineland)Essex County (Newark)

← All New Jersey property tax appeal info

Sources: https://capemaycountynj.gov/630/Board-of-Taxation | https://www.tax-rates.org/new_jersey/cape_may_county_property_tax | https://middletownship.com/departments/assessor/ | https://njtaxcalculator.com/capemay-county-nj-property-tax-calculator/ | https://www.nj.gov/treasury/taxation/lpt/lpt-seniordeduction.shtml | https://en.wikipedia.org/wiki/Cape_May_County,_New_Jersey

Last verified: 2026-07-24