Gloucester County Property Tax Appeal, New Jersey

Travis Bunn·Updated July 24, 2026

Gloucester County is located in southern New Jersey with its county seat in Woodbury, one of the state's oldest cities established in 1683. The county had a population of 302,294 as of the 2020 census, with major population centers including Washington Township (the largest municipality), Deptford Township, Monroe Township, Glassboro, and Franklin Township. Property tax appeals are particularly important in Gloucester County because homeowners face one of the highest property tax burdens in the United States, the county ranks 28th out of 3,143 counties nationwide for property taxes. The median annual property tax bill of $7,106 is $4,706 higher than the national median of $2,400, and the county's effective tax rate of 2.83% significantly exceeds both the national average of 1.02% and places substantial financial pressure on residents.

Notable cities: Woodbury, Washington Township, Deptford Township, Monroe Township, Glassboro, Franklin Township

Median Home

$246,529

Tax Rate

2.83%

Annual Tax

$7,106

Population

302,294

On the typical Gloucester County home, valued near $246,529 at the county’s effective tax rate of 2.83%, 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: January 15, 2026 by 4:00 PM

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.

Unlike most New Jersey counties that have an April 1st deadline, Gloucester County follows an alternative assessment calendar with appeals due between November 15th and January 15th. Appeals filed online or in person must be submitted by 4:00 PM on January 15th. For municipalities that underwent a reassessment or revaluation, property owners receive proposed valuation letters in November-December with the opportunity to schedule an informal review before the formal appeal deadline.

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

How Gloucester County Assesses Property

100%of market value

Assessed by: Gloucester County Office of Assessment

Assessment cycle: annual

Notices typically mailed: November (typically by November 15)

In Gloucester County, all real property is assessed at 100% of its market value, meaning your assessed value equals your property's full fair market value. This direct relationship makes it essential to ensure your property's valuation accurately reflects current market conditions. For example, if your home's market value is $246,529 (the county median), at New Jersey's 100% assessment ratio your assessed value would be $246,529, resulting in approximately $6,977 in annual taxes at the county's effective rate of 2.83%.

The Appeal Process

Appeals are heard by the County Board of Taxation. The County Board of Taxation will schedule a hearing typically within three months of the filing deadline. At the hearing, you will present your evidence to the Board commissioners, who sit as a quasi-judicial board. The municipal assessor may cross-examine your evidence and present a defense. A written memorandum of judgment will be mailed to you after the hearing, decisions are not rendered at the hearing itself.

Step 1: Review your assessment notice mailed in November and compare your assessed value to recent comparable sales and your estimated market value. In Gloucester County, assessed value equals 100% of market value.

Step 2: If your municipality underwent a reassessment or revaluation, consider scheduling an informal review with the Gloucester County Assessor's Office before filing a formal appeal. Call 856-307-6486 to schedule an appointment by the deadline specified in your notification letter.

Step 3: Gather supporting evidence including comparable sales (properties similar to yours that sold recently), photographs showing property condition or defects, repair estimates, inspection reports, and any professional appraisals. Comparable sales must have occurred on or before October 1st of the pre-tax year.

Step 4: Complete Form A-1 (Petition of Appeal) and Form A-1 Comp. Sale and file with the Gloucester County Board of Taxation by January 15, 2026 at 4:00 PM. You can file online at https://secure.njappealonline.com, in person at 1200 N. Delsea Drive in Clayton, or by mail. Include the required filing fee (varies by assessed value, typically $5-$150).

Step 5: Make copies of your appeal and deliver them to your municipal tax assessor and municipal clerk to complete the filing requirement.

Step 6: Attend your hearing before the County Board of Taxation, typically scheduled within three months of the filing deadline. Present your evidence to the Board commissioners. The municipal assessor may also present a defense. A written judgment will be mailed to you after the hearing.

Step 7: If you are dissatisfied with the County Board's decision, you may appeal to the New Jersey Tax Court within 45 days of the judgment date. Properties assessed over $1,000,000 can file directly with Tax Court. Further appeals may be made to the Superior Court Appellate Division.

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

Filing Methods

online:https://secure.njappealonline.com - NJ Appeals Online system

in-person:Gloucester County Board of Taxation, Clayton Complex Building A, 1200 N. Delsea Drive, Clayton, NJ 08312 (Monday-Friday 8:30am-4:30pm)

mail:Mail to: Gloucester County Board of Taxation, 1200 N. Delsea Drive, Clayton Complex Building A, Clayton, NJ 08312

Evidence to Bring

Comparable sales of similar properties (must have occurred on or before October 1st of pre-tax year)Photographs showing property condition or defectsRepair estimates or inspection reports documenting needed repairsIncome and expense statements (for income-producing properties)Professional appraisal (optional but helpful)Property record card or assessment data

Gloucester County Assessor Contact

Gloucester County Board of Taxation & Office of Assessment

Phone: 856-307-6445

Address: 1200 N. Delsea Drive, Clayton Complex Building A, Clayton, NJ 08312

Website: https://www.gloucestercountynj.gov/241/Board-of-Taxation-County-Assessors-Offic

Online Portal: https://secure.njappealonline.com

Hours: Monday through Friday 8:30am to 4:30pm

Tax Exemptions in Gloucester County

Senior Citizen or Disabled Person Property Tax Deduction

$250 per year

Annual deduction from property taxes for qualified senior citizens age 65 or older, permanently and totally disabled persons, or unmarried surviving spouses age 55 or older.

Eligibility: Must be a New Jersey resident for at least one year, own and occupy your home as your principal residence, and have annual income not exceeding $10,000 (excluding Social Security, certain government pensions, and disability benefits). Annual income verification is required to maintain the deduction.Deadline: Applications must be filed with the municipal tax assessor or collector annually

Veteran Property Tax Deduction

$250 per year

Annual deduction for honorably discharged U.S. Armed Forces war veterans or their unmarried surviving spouses.

Eligibility: Must be an honorably discharged U.S. Armed Forces war veteran or the unmarried surviving spouse of such a veteran, or the unmarried surviving spouse of a serviceperson who served in time of war and died while on active duty. Copy of DD214 required (surviving spouses must also provide death certificate).

ANCHOR Benefits (State Program)

Varies by income level

State-level property tax relief program that replaced the Homestead Benefit program, expanding eligibility to homeowners and tenants meeting income requirements.

Eligibility: Homeowners and tenants meeting income requirements. Applications filed using combined Form PAS-1.Deadline: Typically due October 31 annually

Senior Freeze (Property Tax Reimbursement)

Reimbursement for property tax increases

State program that reimburses eligible senior citizens and disabled persons for property tax increases on their principal residence.

Eligibility: Seniors age 65 and older with residency and income qualifications. Applications filed using combined Form PAS-1.Deadline: Typically due October 31 annually

Stay NJ Program

Varies by eligibility

New state program providing additional property tax relief for eligible seniors age 65 and older.

Eligibility: Seniors age 65 and older with residency and income qualifications. Applications filed using combined Form PAS-1.Deadline: Typically due October 31 annually

Gloucester County Appeal Statistics

Avg Reduction

$2,816

Gloucester County Appeal Packet · $49

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Frequently Asked Questions

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

The deadline to file a property tax appeal in Gloucester County is January 15, 2026 by 4:00 PM. This is earlier than most New Jersey counties, which have an April 1st deadline. Gloucester County, along with Burlington and Monmouth counties, follows an alternative assessment calendar with a filing window between November 15th and January 15th. Appeals filed online through the NJ Appeals Online system or submitted in person at the Board of Taxation office must be received by 4:00 PM on January 15th, postmarks are not sufficient. If you miss this deadline, you will have to wait until the next tax year to appeal.

How do I file a property tax appeal in Gloucester County online?

You can file your Gloucester County property tax appeal online through the New Jersey Appeals Online system at https://secure.njappealonline.com. You will need to register for an account if you are a first-time user, then complete Form A-1 (Petition of Appeal) and Form A-1 Comp. Sale electronically. The online system allows you to upload supporting documents such as comparable sales evidence, photographs, and repair estimates. You must also make copies of your appeal and deliver them to your municipal tax assessor and municipal clerk to complete the filing requirement. The filing fee varies based on your assessed value, typically ranging from $5 to $150 for most residential properties.

What is the homestead or senior exemption worth in Gloucester County?

Gloucester County offers a $250 annual Senior Citizen or Disabled Person Property Tax Deduction for qualified residents age 65 or older, permanently and totally disabled persons, or unmarried surviving spouses age 55 or older. To qualify, you must be a New Jersey resident for at least one year, own and occupy your home as your principal residence, and have annual income not exceeding $10,000 (excluding Social Security, certain government pensions, and disability benefits). Veterans can receive a separate $250 annual Veteran Deduction if honorably discharged. Additionally, New Jersey offers state-level programs including ANCHOR benefits, Senior Freeze (Property Tax Reimbursement), and the Stay NJ program for additional property tax relief, with a combined application Form PAS-1 typically due October 31 annually.

What happens at a County Board of Taxation hearing in Gloucester County?

At a Gloucester County Board of Taxation hearing, you will present your evidence to the Board commissioners, who sit as a quasi-judicial board to hear appeals from taxpayers. You can submit comparable sales data, photographs, repair estimates, and other documentation to prove your assessed value is unreasonable compared to market value. The municipal assessor may cross-examine your evidence and present a defense arguing that the current assessment is correct. You will have the opportunity to cross-examine any witnesses presented by the municipality. The hearing is relatively informal compared to court proceedings, but you should be prepared to clearly explain why your property is overassessed. A written memorandum of judgment will be mailed to you after the hearing, decisions are not rendered at the hearing itself, and the judgment typically arrives several weeks after your appearance.

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

Successful property tax appeals in Gloucester County save homeowners an average of $2,816 per year. The actual savings depends on how much your assessment is reduced and the local tax rate applied to your property. For example, on the typical Gloucester County home valued near $246,529 at the county's effective tax rate of 2.83%, an over-assessment of even 10% means you are overpaying approximately $698 per year until you appeal it. Given that Gloucester County's median annual tax bill of $7,106 is $4,706 higher than the national median, even modest assessment reductions can result in significant savings over time. If your appeal is successful, the reduced assessment remains in effect for future years, meaning your savings compound annually until the next revaluation.

What evidence do I need for a Gloucester County property tax appeal?

The most important evidence for a Gloucester County property tax appeal is comparable sales of similar properties in your area that sold on or before October 1st of the pre-tax year (October 1, 2024 for 2026 tax year appeals). These comparable properties should be similar to yours in size, age, condition, location, and features. You should also include photographs showing your property's condition or any defects, repair estimates or inspection reports documenting needed repairs or deferred maintenance, and your property record card showing the assessor's data. For income-producing properties, income and expense statements are helpful. While not required, a professional appraisal can strengthen your case. You must submit all evidence in hard copy form at the time of filing or shortly thereafter, the Board does not accept faxed or emailed evidence submitted at the hearing.

Can I schedule an informal review before filing a formal appeal in Gloucester County?

Yes, if your municipality underwent a reassessment or revaluation for tax year 2026, you can schedule an informal review with the Gloucester County Assessor's Office before filing a formal appeal. Property owners in municipalities that completed revaluations received proposed valuation letters in November-December 2025 with information on scheduling an informal meeting to discuss the proposed value. You can call 856-307-6486 to leave a message and schedule an appointment by the deadline specified in your notification letter. During the informal review, you can present evidence to the assessor and potentially resolve the dispute without filing a formal appeal to the County Board of Taxation. If the informal review does not result in a satisfactory adjustment, you can still file a formal appeal by the January 15th deadline.

What happens if my Gloucester County property tax appeal is denied?

If the County Board of Taxation denies your appeal or grants a reduction you believe is insufficient, you have 45 days from the date the judgment is mailed to file a complaint with the New Jersey Tax Court. The Tax Court provides a judicial review and allows you to present additional evidence or hire an attorney to represent you. Properties assessed over $1,000,000 can bypass the County Board and file directly with Tax Court. If the Tax Court also denies your appeal, you can further appeal to the Superior Court Appellate Division within 45 days of the Tax Court judgment. Alternatively, if your property assessment remains higher than market value, you can file a new appeal in the next tax year when the filing window opens again between November 15th and January 15th.

Official Resources

Gloucester County Board of Taxation & Assessor Website →

Official county website with assessment information, appeal forms, exemption applications, and contact details for the assessor's office and Board of Taxation.

NJ Appeals Online Filing Portal →

Online portal for filing property tax appeals electronically in Gloucester County and other New Jersey counties.

NJ Division of Taxation - Property Tax Assessment and Appeals →

State resource providing official information on New Jersey property tax appeals, filing requirements, deadlines, and procedures for all counties.

NJ Property Tax Relief Programs Application Portal →

Official state portal to apply for ANCHOR benefits, Senior Freeze, and Stay NJ program using the combined Form PAS-1 application for property tax relief.

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)Cape May County (Ocean City)Cumberland County (Vineland)

← All New Jersey property tax appeal info

Sources: https://www.gloucestercountynj.gov/1152/Board-of-Taxation | https://www.nj.gov/treasury/taxation/lpt/lpt-appeal.shtml | https://www.appealdesk.com/appeals/new-jersey/gloucester | https://njtaxcalculator.com/gloucester-county-nj-property-tax-calculator/ | https://www.gloucestercountynj.gov/251/County-Assessor | https://secure.njappealonline.com

Last verified: 2026-07-24