AppealDesk

Essex County Property Tax Appeal — New Jersey

Rob HartleyRob Hartley·Updated February 16, 2026

Essex County is New Jersey's third-largest county by population, with approximately 881,527 residents as of 2024. The county seat is Newark, the state's most populous city with over 311,000 residents. Other major population centers include East Orange, Montclair, Irvington, Bloomfield, and West Orange. Property tax appeals are critically important in Essex County because homeowners face the highest average property taxes in New Jersey—averaging $13,900 annually on a home valued at $454,513. Essex County's median effective property tax rate of 3.51% is significantly higher than both the national median of 1.02% and the New Jersey state median of 2.82%. With a median annual tax bill of $11,297 compared to the national median of $2,400, Essex County property owners pay nearly five times more in property taxes, making appeals a vital tool for reducing the tax burden.

Notable cities: Newark, East Orange, Montclair, Irvington, Bloomfield, West Orange, Livingston, Nutley

Median Home

$335,900

Tax Rate

3.51%

Annual Tax

$11,297

Population

881,527

2026 Appeal Deadline: April 1, 2026 for non-revalued municipalities; May 1, 2026 for revalued/reassessed municipalities (Cedar Grove, Glen Ridge, Verona)

In non-revalued municipalities, appeals must be filed by April 1, 2026 (or 45 days from the bulk mailing of assessment notices, whichever is later). For municipalities that underwent revaluation or reassessment in 2026 (Cedar Grove, Glen Ridge, and Verona), the deadline is May 1, 2026. Appeals must be physically received by 4:00 PM on the deadline date—postmarks are not accepted.

Property in Essex County, New Jersey — local tax assessment and appeal guide

How Essex County Assesses Property

100%of market value

Assessed by: Municipal Tax Assessor (supervised by Essex County Board of Taxation)

Assessment cycle: annual

Notices typically mailed: January-February (Chapter 75 postcards mailed by end of January or early February)

In Essex County, New Jersey follows a 100% assessment ratio, meaning properties are assessed at their full market value. If your home's market value is $335,900 (the county median), at the 100% assessment ratio your assessed value would be $335,900. At Essex County's median effective tax rate of 3.51%, this would result in approximately $11,790 in annual property taxes. This is why it's critical to ensure your assessment accurately reflects your home's true market value—any overassessment directly increases your tax bill dollar-for-dollar.

The Appeal Process

Appeals are heard by the Essex County Board of Taxation. Hearings before the Essex County Board of Taxation are in-person proceedings where you present evidence to support your claim that your property is overassessed. You may represent yourself or hire an attorney or property tax professional. The Board reviews your evidence, the municipal assessor's defense, and issues a written judgment that either reduces your assessment, maintains the current assessment, or in rare cases may increase it if the municipality files a counterclaim.

1

Step 1: Review your assessment notice (mailed in January-February) and compare your property's assessed value to recent comparable sales in your neighborhood. Gather evidence including recent sales data for similar properties, photos documenting property condition or defects, and repair estimates for any issues affecting value.

2

Step 2: Consider scheduling an informal review with your municipal tax assessor before filing a formal appeal. The assessor may agree to adjust your assessment if you present strong evidence, avoiding the need for a formal hearing.

3

Step 3: Obtain Form A-1 (Petition of Appeal) and Form A-1 Comp. Sale from the Essex County Board of Taxation website or office. Complete all sections thoroughly, listing at least three comparable properties that sold recently for less than your assessed value.

4

Step 4: File three copies of your appeal petition along with the filing fee ($5-$150 depending on your assessed value): one copy to the Essex County Board of Taxation with payment, one copy to your municipal tax assessor, and one copy to your municipal clerk. Ensure all copies are received by 4:00 PM on the April 1 or May 1 deadline.

5

Step 5: Attend your hearing before the Essex County Board of Taxation (no virtual hearings available). Present your evidence including comparable sales, photos, and appraisals. The Board will issue a judgment, typically within several weeks.

6

Step 6: If you disagree with the County Board's decision, you may file an appeal with the New Jersey Tax Court within 45 days of the judgment date. For properties assessed over $1,000,000, you have the option to appeal directly to Tax Court instead of the County Board.

Required form: Form A-1 (Petition of Appeal) and Form A-1 Comp. Sale (Comparable Sales Analysis)

Filing Methods

mail:Essex County Board of Taxation, 495 Dr. Martin Luther King Jr. Blvd., Room 230, Newark, NJ 07102
in-person:Essex County Board of Taxation, 495 Dr. Martin Luther King Jr. Blvd., Room 230, Newark, NJ 07102 (must be received by 4:00 PM on deadline)
online:Check https://www.essexcountynjtaxboard.org/ for online filing availability

Evidence to Bring

Comparable sales analysis showing at least 3 similar properties that sold for less than your assessed valueRecent professional appraisal (within the last year)Photographs documenting property defects, damage, or inferior conditionRepair estimates or contractor invoices for significant issuesProperty information sheets and tax records for comparable propertiesIncome and expense statements (for income-producing properties)

Essex County Assessor Contact

Essex County Board of Taxation

Phone: (973) 395-8525

Address: 495 Dr. Martin Luther King Jr. Blvd., Room 230, Newark, NJ 07102

Website: https://www.essexcountynjtaxboard.org/

Online Portal: https://www.essexcountynjtaxboard.org/

Hours: 8:30 AM - 4:30 PM Monday-Friday

Tax Exemptions in Essex County

Senior Citizen/Disabled Persons Deduction

$250 annual deduction

Annual property tax deduction for qualifying senior citizens age 65+ or permanently disabled persons

Eligibility: Must be 65+ years old or permanently/totally disabled, own and occupy the property as principal residence, and have annual income not exceeding $10,000 (excluding Social Security or government pension)Deadline: File with municipal tax assessor annually; forms typically due by year-end

100% Disabled Veteran Property Tax Exemption

100% exemption (complete elimination of property taxes)

Full property tax exemption on dwelling house and lot for qualifying disabled veterans

Eligibility: Honorably discharged veteran with 100% permanent and total service-connected disability certified by U.S. Department of Veterans Affairs, or unmarried surviving spouse/partner of such veteran. Must own and occupy property as principal residence.Deadline: File Form D.V.S.S.E. with municipal tax assessor at any time during tax year

Veteran Property Tax Deduction

$250 annual deduction

Annual property tax deduction for honorably discharged veterans

Eligibility: Honorably discharged veteran who served on active duty in U.S. Armed Forces, or unmarried surviving spouse/partner. Must own property and occupy as principal residence.Deadline: File with municipal tax assessor; annual application required

ANCHOR Program (Property Tax Relief)

Homeowners receive at least $1,000; amounts vary based on age and income

State property tax relief program providing rebates to homeowners and renters

Eligibility: New Jersey residents who own or rent property as main home and meet income limits ($250,000 for homeowners). Higher benefits for seniors 65+ and disabled persons.Deadline: November 2, 2026 for 2026 benefits

Senior Freeze (Property Tax Reimbursement Program)

Reimbursement of difference between base year and current year property taxes

Reimburses eligible seniors for property tax increases from base year

Eligibility: Age 65+, New Jersey resident for 10+ years, lived in same home for 3+ years, meet income limits. Available for homeowners and mobile home owners.Deadline: November 2, 2026 (combined PAS-1 application)

Official Resources

Essex County Board of Taxation Official Website →

Access tax appeal forms, filing instructions, municipal assessor contacts, and information about the appeal process.

NJ Division of Taxation - Property Tax Appeals →

State resource explaining the property tax appeal process, standards of value, deadlines, and next-level appeal options.

Essex County Property Tax Records Search →

Search property assessment records, tax information, and comparable sales data for properties throughout Essex County.

NJ ANCHOR Program and Property Tax Relief →

Apply for ANCHOR benefits, Senior Freeze, and Stay NJ property tax relief programs for homeowners and renters.

Check Your Essex County Assessment

Enter your address to see if your Essex County property is overassessed.

✓ All 50 states✓ Instant results✓ $49 flat fee

Frequently Asked Questions

What is the deadline to file a property tax appeal in Essex County for 2026?
For most Essex County municipalities, the deadline to file a property tax appeal is April 1, 2026, or 45 days from the bulk mailing date of assessment notices, whichever is later. However, for municipalities that underwent revaluation or reassessment in 2026—specifically Cedar Grove, Glen Ridge, and Verona—the deadline is May 1, 2026. Your appeal must be physically received by the Essex County Board of Taxation by 4:00 PM on the deadline date. Postmarks do not count, so it's critical to file early or deliver in person to avoid missing the deadline and losing your right to appeal for the entire year.
How do I file a property tax appeal in Essex County online or in person?
To file a property tax appeal in Essex County, you must submit three copies of Form A-1 (Petition of Appeal) along with Form A-1 Comp. Sale (Comparable Sales Analysis) and the filing fee. One copy goes to the Essex County Board of Taxation at 495 Dr. Martin Luther King Jr. Blvd., Room 230, Newark, NJ 07102 (with the filing fee), one to your municipal tax assessor, and one to your municipal clerk. You can file by mail, in person at the Tax Board office during business hours (8:30 AM-4:30 PM), or check the Essex County Board of Taxation website at https://www.essexcountynjtaxboard.org for online filing options. The filing fee ranges from $5 to $150 depending on your property's assessed value.
What happens at an Essex County Board of Taxation hearing for my property tax appeal?
At your Essex County Board of Taxation hearing, you will present evidence to prove your property is overassessed compared to its true market value. The hearing is an in-person proceeding where you can represent yourself or hire a professional. You'll present your comparable sales analysis, photographs, appraisals, and other evidence, while the municipal tax assessor defends the current assessment. The Board commissioners review all evidence and typically issue a written judgment within several weeks. The Board may reduce your assessment, maintain it as is, or in rare cases increase it if the municipality files a counterclaim. Note that Essex County does not offer virtual appeal hearings.
How much can I save by appealing my property taxes in Essex County?
Potential savings from a successful property tax appeal in Essex County can be substantial given the county's high effective tax rate of 3.51%. For example, if you successfully reduce your assessed value by $50,000, you would save approximately $1,755 annually in property taxes. On a $100,000 assessment reduction, the annual savings would be about $3,510. With Essex County's median tax bill of $11,297—nearly five times the national median—even a modest assessment reduction can result in thousands of dollars in savings over time. The exact amount depends on your property's assessment reduction and your municipality's specific tax rate, which varies throughout Essex County.
What evidence do I need to win a property tax appeal in Essex County?
To win a property tax appeal in Essex County, you need strong comparable sales evidence showing your property is assessed higher than its true market value. The most effective evidence includes at least three recent sales (within the past year) of similar properties in your neighborhood that sold for less than your assessed value, completed on Form A-1 Comp. Sale. Additional supporting evidence should include a recent professional appraisal, photographs documenting any defects or inferior condition of your property, repair estimates for significant issues, and detailed property information showing how your home compares to the comparables. For income-producing properties, include income and expense statements. The key is proving your assessment exceeds market value by more than 15% based on the Chapter 123 Common Level Range standard.
Can I appeal my property taxes in Essex County if my assessment increased after a revaluation?
Yes, you can and should appeal your property tax assessment after a revaluation in Essex County if you believe the new assessment is incorrect. For 2026, Cedar Grove, Glen Ridge, and Verona underwent revaluation, and property owners in these municipalities have until May 1, 2026 to file appeals (instead of the standard April 1 deadline). Revaluations often contain errors because assessors must evaluate thousands of properties in a short timeframe, sometimes without interior inspections. After a revaluation, it's critical to have a professional review your new assessment to ensure it accurately reflects your home's condition, features, and market value. Even though all properties are reassessed, individual errors and overassessments are common and can be successfully challenged.
What is the ANCHOR program and how does it help Essex County homeowners with property taxes?
The ANCHOR program (Affordable New Jersey Communities for Homeowners and Renters) provides direct property tax relief to Essex County homeowners who meet income limits. Homeowners receive at least $1,000 in benefits, with higher amounts available for seniors age 65 and older or those receiving Social Security disability benefits. To qualify, you must be a New Jersey resident who owned and occupied your home as your principal residence during 2026, and have income below $250,000. The deadline to apply for 2026 benefits is November 2, 2026. Seniors and disabled persons file a combined PAS-1 application that also covers the Senior Freeze and Stay NJ programs. For more information and to apply, visit the New Jersey Division of Taxation website or call(888) 238-1233.
What is the homestead exemption worth in Essex County, New Jersey?
New Jersey does not offer a traditional homestead exemption that reduces your property's assessed value. Instead, the state provides property tax relief through rebate programs like ANCHOR (which replaced the Homestead Benefit Program), Senior Freeze, and the new Stay NJ program. ANCHOR provides homeowners with at least $1,000 in annual benefits, with amounts varying based on age and income—seniors and disabled persons receive higher benefits. The Senior Freeze program reimburses eligible seniors for property tax increases from a base year. The Stay NJ program, starting in 2026, offers additional relief to homeowners age 65 and older, reimbursing up to 50% of property taxes with a maximum benefit of $6,500 for 2026. These programs require separate applications with a deadline of November 2, 2026.

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

Bergen County (Hackensack)Hudson County (Jersey City)Middlesex County (New Brunswick)Monmouth County (Freehold)Ocean County (Toms River)
← All New Jersey property tax appeal info

Sources: https://www.essexcountynjtaxboard.org/ | https://www.nj.gov/treasury/taxation/lpt/lpt-appeal.shtml | https://www.ownwell.com/trends/new-jersey/essex-county | https://www.newjerseyrealestatenetwork.com/blog/essex-county-nj-property-taxes/ | https://en.wikipedia.org/wiki/Essex_County,_New_Jersey | https://www.nj.gov/treasury/taxation/anchor/

Last verified: 2026-02-16