Hunterdon County Property Tax Appeal — New Jersey

Rob Hartley·Updated March 5, 2026

Hunterdon County is located in western New Jersey with a population of approximately 133,858 as of 2026. The county seat is Flemington, with other notable municipalities including Clinton, Lambertville, Raritan Township, and Readington Township. Hunterdon County has one of the highest property tax burdens in the United States, ranking 3rd out of 3,143 counties nationally for median property taxes. The county's median home value of $446,700 to $498,800 is significantly higher than the national median, and homeowners face a substantial tax burden with median annual property tax bills exceeding $10,000. Property tax appeals are particularly important here because even a small percentage reduction can result in thousands of dollars in savings given the high property values and tax rates.

Notable cities: Flemington, Clinton, Lambertville, Raritan Township, Readington Township

Median Home

$498,800

Tax Rate

1.91%

Annual Tax

$8,523

Population

133,858

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

Your appeal must be received (not merely postmarked) by the County Board of Taxation on or before April 1 of the tax year, or 45 days from the date the bulk mailing of assessment notifications is completed in your municipality, whichever is later. For municipalities that underwent a revaluation or reassessment, the deadline is May 1st. If the deadline falls on a weekend or holiday, it extends to the next business day. Appeals can be filed between February 1st and the applicable deadline.

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

How Hunterdon County Assesses Property

100%of market value

Assessed by: Municipal Tax Assessors under supervision of the Hunterdon County Board of Taxation

Assessment cycle: annual

Notices typically mailed: January (by January 31st)

In Hunterdon County, all properties are assessed at 100% of true market value as of the previous October 1st assessment date. This means your assessed value should equal your property's fair market value. For example, if your home's market value is $500,000, your assessed value would be $500,000 (at the 100% assessment ratio). At Hunterdon County's effective tax rate of 1.91%, this would result in approximately $9,550 in annual property taxes. Understanding this relationship is crucial when preparing evidence for your appeal, as you must prove your property's true market value was lower than the assessed value on the October 1st assessment date.

The Appeal Process

Appeals are heard by the County Board of Taxation. Tax appeal hearings are conducted before the five-member Hunterdon County Board of Taxation during May and June, typically during daytime hours. The municipality will be represented by the municipal attorney, and the assessor may testify as an expert witness. You will present your evidence of market value, and both sides can cross-examine witnesses.

Step 1: Review your assessment notice mailed by January 31st. Contact your municipal assessor to discuss any concerns and review your property record card. Many issues can be resolved informally at this stage.

Step 2: Gather evidence to support your claim. Collect 3-5 comparable sales from your neighborhood that sold near October 1st of the prior year. Sales should be similar in size, condition, lot size, and zoning. You may also obtain a professional appraisal if desired.

Step 3: Complete Form A-1 Petition of Appeal and attach your comparable sales evidence. Include the required filing fee: $5 for assessments under $150,000; $25 for $150,000-$499,999; $100 for $500,000-$999,999; or $150 for $1,000,000+. File with the Hunterdon County Board of Taxation by the deadline.

Step 4: Serve copies of your petition and all evidence on your municipal assessor and municipal clerk. Provide any additional evidence (such as appraisals or expert reports) to the assessor, Tax Board members, and Tax Administrator at least 7 days before your scheduled hearing.

Step 5: Attend your hearing before the County Board of Taxation, typically scheduled in May or June. Present your evidence, including comparable sales and testimony. The municipality will present their case through the assessor or municipal attorney. The Board will issue a judgment which is mailed to you.

Step 6: If dissatisfied with the County Board's decision, you have 45 days from the judgment mailing date to appeal to the New Jersey Tax Court. Properties assessed over $1,000,000 can appeal directly to Tax Court by April 1st, bypassing the County Board.

Required form: Form A-1 Petition of Appeal

Filing Methods

online:https://secure.njappealonline.com - New Jersey Online Appeal Filing System for electronic submission

mail:Hunterdon County Board of Taxation, P.O. Box 2900, Flemington, NJ 08822

in-person:71 Main Street, Building #3B, Flemington, NJ 08822 (Monday-Friday, 8:30 AM - 4:30 PM)

Evidence to Bring

Comparable sales (3-5 properties)Professional appraisal reportPhotographs of property condition or defectsRepair estimates or inspection reportsProperty record card from assessor

Hunterdon County Assessor Contact

Hunterdon County Board of Taxation

Phone: (908) 788-1173

Address: 71 Main Street, Building #3B, Flemington, NJ 08822 (Physical) / P.O. Box 2900, Flemington, NJ 08822 (Mailing)

Website: https://www.co.hunterdon.nj.us/1034/Taxation-Board

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

Hours: Monday through Friday, 8:30 AM to 4:30 PM

Tax Exemptions in Hunterdon County

Senior Citizen Property Tax Deduction

$250 per year

Annual deduction from property taxes for qualified senior citizens age 65 or older

Eligibility: Must be age 65+ as of December 31st of the pre-tax year, own and occupy the property as principal residence as of October 1st of pre-tax year, be a New Jersey resident for at least one year, and have income less than $10,000 (excluding Social Security, railroad retirement, or government pension up to maximum Social Security amount)Deadline: Varies by municipality; contact local tax assessor or collector

Disabled Persons Property Tax Deduction

$250 per year

Annual deduction for permanently and totally disabled persons of any age

Eligibility: Must be receiving Social Security disability payments, certified as 100% permanently disabled, own and occupy property as principal residence, and meet the same income requirements as senior citizens (income less than $10,000 excluding certain benefits)Deadline: Varies by municipality; contact local tax assessor or collector

Veterans Property Tax Deduction

$250 per year

Annual deduction for honorably discharged veterans with active duty service

Eligibility: Must have active duty service in U.S. Armed Forces with honorable discharge, own the property wholly or in part as of October 1st of pre-tax year, and be a legal resident of New Jersey. Surviving spouses who have not remarried also qualify.Deadline: File Form V.S.S. with local assessor or tax collector; varies by municipality

100% Disabled Veterans Property Tax Exemption

Full exemption (100% of property taxes)

Complete exemption from property taxes on principal residence for totally disabled veterans

Eligibility: Must be certified by U.S. Department of Veterans Affairs as having a service-connected 100% total and permanent disability, be an honorably discharged veteran, own and occupy dwelling as principal residence, and be a New Jersey resident. Unmarried surviving spouses also qualify.Deadline: File claim form with local assessor; varies by municipality

Farmland Assessment

Assessment based on productivity value rather than market value

Reduced assessment for land actively devoted to agricultural or horticultural use

Eligibility: Minimum 5 acres devoted to agriculture/horticulture for at least 2 consecutive years prior to tax year. Must generate at least $1,000/year for first 5 acres plus $5/acre over 5 acres (or $500/year for woodland/wetland)Deadline: File Form FA-1 annually by August 1st of the year prior to the tax year

Official Resources

Hunterdon County Board of Taxation Official Website →

Official county website with tax appeal information, forms, FAQs, hearing schedules, and contact information for the Board of Taxation.

New Jersey Online Property Tax Appeal Filing System →

Statewide online portal for electronically filing property tax appeals with any New Jersey county, including Hunterdon County.

NJ Division of Taxation - Property Tax Information →

State resource providing comprehensive information on property tax assessments, appeals process, exemptions, and deductions available to New Jersey property owners.

New Jersey Tax Court Information →

Official guide for filing appeals with the New Jersey Tax Court if you're dissatisfied with your County Board of Taxation decision, including eCourts filing system.

Check Your Hunterdon County Assessment

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Frequently Asked Questions

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

For most Hunterdon County municipalities, your property tax appeal must be received (not just postmarked) by April 1, 2026, or 45 days from the date assessment notices were bulk mailed in your municipality, whichever is later. If your municipality underwent a revaluation or reassessment, the deadline extends to May 1, 2026. The filing window opens on February 1st. If the deadline falls on a weekend or legal holiday, it automatically extends to the next business day. It's critical to meet this deadline as late appeals will be dismissed without consideration.

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

Hunterdon County participates in the New Jersey Online Appeal Filing System at https://secure.njappealonline.com, which allows you to electronically file your Form A-1 Petition of Appeal. You'll need to create an account, complete the online form, attach your comparable sales evidence, and pay the filing fee electronically. The system automatically distributes copies to the County Board of Taxation, your municipal assessor, and municipal clerk. You can also file by mail to P.O. Box 2900, Flemington, NJ 08822, or in person at 71 Main Street, Building #3B, Flemington during business hours (Monday-Friday, 8:30 AM-4:30 PM).

What evidence do I need to win my Hunterdon County property tax appeal?

The most credible evidence for a Hunterdon County property tax appeal is recent comparable sales of 3-5 similar properties in your neighborhood that sold close to October 1st of the previous year. These properties should be similar in square footage, lot size, condition, age, and zoning. You must attach this list to your appeal at filing and provide copies to your assessor at least 7 days before your hearing. You may also submit a professional appraisal report (with the appraiser available to testify), photographs showing property defects or damage, repair estimates, and documentation of any conditions that reduce your property's value. Remember, the burden of proof is on you to overcome the presumption that your current assessment is correct.

How much does it cost to file a property tax appeal in Hunterdon County?

The filing fee for a Hunterdon County property tax appeal varies based on your property's assessed value. For properties assessed under $150,000, the fee is $5. Properties assessed between $150,000 and $499,999 pay $25. Properties assessed between $500,000 and $999,999 pay $100. Properties assessed at $1,000,000 or more pay $150. These fees are non-refundable and must accompany your petition. Make your check payable to "County Tax Administrator." Given that Hunterdon County's median home value exceeds $498,000, most residential appeals will require a $100 filing fee.

What happens at a property tax appeal hearing in Hunterdon County?

Your Hunterdon County property tax appeal hearing will be scheduled before the five-member County Board of Taxation, typically during May or June on a weekday during business hours. The hearing is a formal quasi-judicial proceeding held at the County Commissioners' Meeting Room at 71 Main Street in Flemington. You will present your evidence of your property's true market value, including comparable sales and any expert testimony. The municipality will be represented by the municipal attorney, and your local assessor may testify as an expert witness for the municipality. Both sides can cross-examine witnesses. The Board will render a judgment either during the hearing or mail it to you afterward. You may reach a settlement with the municipality before or during the hearing.

Can I appeal my Hunterdon County property tax assessment if my home value hasn't changed?

Yes, you can appeal your Hunterdon County property tax assessment even if your home value hasn't changed, but you'll need to prove your assessment exceeds your property's true market value. In non-revaluation years, Hunterdon County uses the "Chapter 123" test, which examines whether your assessment-to-value ratio exceeds the municipal average ratio by more than 15%. You must demonstrate through comparable sales or an appraisal that your property's market value as of the previous October 1st was lower than your assessed value. Even in stable markets, assessments can be excessive due to errors in property data, declining neighborhood values, or property damage. You should inquire about your municipality's average assessment ratio before filing, as this affects whether you'll receive a reduction.

What is the homestead exemption worth in Hunterdon County?

New Jersey does not have a traditional "homestead exemption" like some states that reduces assessed value. However, Hunterdon County homeowners may qualify for several property tax deductions administered at the local level. The Senior Citizen deduction provides $250 annually for residents age 65+ who meet income requirements (less than $10,000 excluding Social Security or government pension). The Veterans deduction provides $250 annually for honorably discharged veterans. The Disabled Persons deduction also provides $250 for those receiving Social Security disability. Additionally, totally disabled veterans may qualify for a 100% property tax exemption, eliminating their entire tax bill. Homeowners should also explore state-level programs like the ANCHOR benefit and Senior Freeze (Property Tax Reimbursement Program), which can provide hundreds or thousands of dollars in annual relief.

How long does a Hunterdon County property tax appeal take to resolve?

The Hunterdon County property tax appeal process typically takes 3-5 months from filing to resolution. After you file your Form A-1 Petition of Appeal by the April 1st deadline (or 45 days from notice mailing), the County Board of Taxation schedules hearings during May and June. New Jersey law requires the Board to complete hearings and mail judgments by December 31st of the year you file. However, most cases are resolved much sooner. You may reach a settlement with your municipality at any time before or during your hearing, which can expedite the process. If you're dissatisfied with the County Board's judgment, you have 45 days from the mailing date to file a further appeal with the New Jersey Tax Court, which will add additional time to the process. Judgments are "frozen" for three years unless there are substantial property changes.

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 →

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← All New Jersey property tax appeal info

Sources: https://www.co.hunterdon.nj.us/1050/Tax-Appeal-Information | https://www.co.hunterdon.nj.us/1034/Taxation-Board | https://www.tax-rates.org/new_jersey/hunterdon_county_property_tax | https://www.nj.gov/treasury/taxation/lpt/lpt-appeal.shtml | https://www.ownwell.com/trends/new-jersey/hunterdon-county | https://en.wikipedia.org/wiki/Hunterdon_County,_New_Jersey

Last verified: 2026-03-05