Monmouth County Property Tax Appeal — New Jersey

Rob Hartley·Updated February 15, 2026

Monmouth County, situated along the Atlantic Coast in central New Jersey, has one of the lower effective property tax rates among New Jersey's counties at 1.48%, though the county's median home value is quite high at close to $674,100, resulting in a median annual property tax payment of $10,000. The county seat is Freehold, and major population centers include Red Bank, Asbury Park, Long Branch, Middletown, and the numerous shore communities along the coast. With a median annual tax bill of $8,714, Monmouth County homeowners pay $6,314 more than the national median property tax bill of $2,400, making property tax appeals particularly important for managing the significant tax burden in this affluent coastal county.

Notable cities: Freehold, Red Bank, Asbury Park, Long Branch, Middletown, Rumson, Deal

Median Home

$674,100

Tax Rate

1.48%

Annual Tax

$10,000

Population

643,615

2026 Appeal Deadline: January 15th, 2026

Monmouth County appeals must be filed with the County Tax Board by January 15th, unlike most other New Jersey counties which have an April 1st deadline. If your assessment exceeds $1 million, the deadline is April 1st.

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

How Monmouth County Assesses Property

100%of market value

Assessed by: The Assessor's Office, under the direction of the Monmouth County Board of Taxation and the State Director of Taxation

Assessment cycle: annual

Notices typically mailed: November 15th

The New Jersey County Tax Boards Association established that all real property be assessed at 100% of its market value. If your home's market value is $674,100 (the county median), at New Jersey's 100% assessment ratio your assessed value would be $674,100, resulting in approximately $10,000 in annual taxes at the county's effective rate of 1.48%.

The Appeal Process

Appeals are heard by the County Board of Taxation. Appeal hearings are held annually between January 15th and April 30th, scheduled Monday through Friday between the hours of 9:00am and 5:00pm.

Review your assessment postcard which will display your assessment for 2026, mailed about mid-November, or check online at Monmouth County's Open Public Records Search System (OPRS)

File the appeal on or before January 15th of the current tax year, with paper service to the Tax Board, Municipal Assessor and the Municipal Clerk

Submit evidence including comparable sales from 2026 to support your property value - generally, when appealing 2026 assessments, you need 2026 sales data

Submit not less than three comparable sales to the Assessor, Clerk, and County Tax Board, not less than one week prior to the hearing if not included with the petition of appeal

Attend your hearing before the Monmouth County Tax Board which consists of 5 members appointed by the governor

If unsatisfied with the County Board decision, file an appeal with the Tax Court of New Jersey within 45 days from the date of the service of the judgment (date of mailing)

Required form: Form A-1 and Form A-1 Comp. Sale

Filing Methods

online:https://secure.njappealonline.com/prodappeals/login.aspx

mail:COUNTY BOARD OF TAXATION HALL OF RECORDS 1 EAST MAIN STREET FREEHOLD NJ, 07728

in-person:County Board of Taxation, Hall of Records, 1 East Main St. Freehold, NJ 07728

Evidence to Bring

Recent comparable sales of similar properties in your neighborhoodPhotographs of both the subject property and comparablesFactual evidence concerning special circumstancesProperty record cardRepair estimates if applicable

Monmouth County Assessor Contact

Monmouth County Board of Taxation

Phone: (732) 431-7404

Address: Hall of Records, 1 East Main Street, Freehold, NJ 07728

Website: http://oprs.co.monmouth.nj.us/

Online Portal: https://secure.njappealonline.com/prodappeals/login.aspx

Hours: 8:30 a.m. to 4:00 p.m., Monday through Friday, except for legal holidays

Tax Exemptions in Monmouth County

Senior Citizen Deduction

$250

Senior Citizens must be 65 years of age, own and reside in the property for which the deduction is being sought, and meet income requirements

Eligibility: Total income, less the greater of Social Security or government pension income, must not exceed $10,000Deadline: Annually by March 1

Veteran Deduction

$250

Effective December 4, 2020, State law eliminates the wartime service requirement for the $250 Veterans Property Tax Deduction

Eligibility: Veterans must have active duty service with an honorable discharge. Reservists and National Guard personnel must be called to active duty service to qualifyDeadline: File with local assessor

Disabled Person Deduction

$250

Disabled citizens must meet the criteria for Senior deductions, except for age. They must be receiving Social Security disability payments and provide a note from the doctor saying they are 100% disabled

Eligibility: Must be receiving Social Security disability payments with doctor certification of 100% disability, income under $10,000Deadline: Annually by March 1

100% Disabled Veteran Exemption

Full property tax exemption

Effective December 4, 2020, State law eliminates the wartime service requirement for the 100% Totally and Permanently Disabled Veterans Property Tax Exemption

Eligibility: Veterans must have active duty military service with an honorable discharge and be 100% permanently disabledDeadline: File with local assessor

Stay NJ Program

50% of property tax bill, up to $6,500 cap

The Stay NJ program offers property tax benefits to eligible homeowners aged 65 and older. It reimburses applicants for 50% of their property tax bills, up to a maximum of $13,000, with a 2024 benefit cap of $6,500

Eligibility: Homeowners aged 65 and olderDeadline: Check state website for current deadline

Property Tax Reimbursement (Senior Freeze)

Freezes property taxes at base year amount

The Property Tax Reimbursement Program (also known as the Freeze or Blue Book) is for seniors, age 65 and over who have resided in New Jersey for the last 10 years, and in the same residence for the last three years

Eligibility: Age 65+, NJ resident for 10 years, same residence for 3 years, income requirements applyDeadline: Form mailed annually in February

Official Resources

Monmouth County Online Tax Appeal Portal →

Official online system for filing property tax appeals in Monmouth County

Monmouth County Open Public Records Search →

Search for assessed value, sales data, ownership information, tax list history, property record cards, and annual assessment postcards

Monmouth County Board of Taxation →

Access to Assessment Function Technology tools and information about the county's progressive property assessment model

New Jersey Division of Taxation Property Tax Information →

State-level information about property tax appeals, forms, and procedures

Check Your Monmouth County Assessment

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

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Monmouth County?

The deadline to file a property tax appeal in Monmouth County is January 15th, 2026, which is earlier than most other New Jersey counties. However, if your assessment exceeds $1 million, the deadline extends to April 1st. An appeal received after the close of business hours on the applicable filing deadline date is untimely filed and will result in dismissal of the appeal. If the last day for filing an appeal falls on a Saturday, Sunday or legal holiday, the last day shall be extended to the first succeeding business day. It's crucial to meet this strict deadline as missing it completely bars your right to appeal for the entire year.

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

You can file your appeal online at https://secure.njappealonline.com/prodappeals/login.aspx, which is Monmouth County's official online appeal system. At the time of filing the appeal online, you can choose to attend the public hearing process in-person or participate virtually. Also at the time of filing you can choose to "proceed with the review based on evidence submitted", thereby electing to not participate in the public hearing. The County Appeal Website becomes the portal for communication between you and the assessor, where you would input your sales data or other evidence into the portal for the assessor to review your case. The online system has been operational since 2010 and offers a convenient way to file without visiting the tax board office in person.

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

The most credible evidence is recent comparable sales of other properties of a similar type in your neighborhood. The comparable sales that you submit as evidence of true market value must support the valuation of your property as of October 1st of the year prior to the year being appealed - generally, when appealing 2026 assessments, you need 2026 sales data. You must submit a minimum of three but not more than five comparable sales to the Assessor, Municipal Clerk and County Tax Board, at least one week (seven calendar days) prior to the hearing if not included with the petition of appeal. Photographs of both the subject property and comparables are useful in illustrating your argument, and factual evidence concerning special circumstances is necessary.

What happens at a Board of Equalization hearing in Monmouth County?

Once you have filed your tax appeal, a hearing before the Monmouth County Tax Board is scheduled. The Monmouth County Board consists of 5 members appointed by the governor, appointed primarily to hear disputes involving assessments. The municipality is the opposing party and will be represented by the municipal attorney. The assessor and/or an appraiser may appear at your hearing as an expert witness for the municipality. Appeal hearings are held annually between January 15th and April 30th, scheduled Monday through Friday between the hours of 9:00am and 5:00pm. Most importantly, it is essential taxpayers understand they must prove their assessment is unreasonable compared to a market value standard. Your current assessment is by law assumed to be correct, and you must overcome this presumption of correctness to result in an assessment change.

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

If the Tax Board determines your true market value and the ratio of the assessment to the true value exceeds the average ratio by 15%, then the assessment is automatically reduced to the common level. However, if the assessment falls within this common level range, no adjustment will be made. If the assessment to true value ratio falls below the common level, the Tax Board is obligated to increase the assessment. With Monmouth County's median home value at $674,100 and median annual property tax payment of $10,000, even a modest reduction in assessment could save homeowners hundreds or thousands of dollars annually. The actual savings depend on how overassessed your property is compared to similar properties in your area.

Can my taxes be increased if I file an appeal in Monmouth County?

If the assessment to true value ratio falls below the common level, the Tax Board is obligated to increase the assessment to the common level. Importantly, in New Jersey, a municipality has the right to file a counterclaim to seek to increase your assessment if it determines you are under assessed. The municipality may also file an appeal, referred to as an Assessor's Appeal, to change the current assessment. Therefore, failure to properly evaluate your case prior to filing may prove costly. It is vital to use experienced legal counsel to review your assessment to determine the risks and benefits prior to filing an appeal in order to understand the tax relief available and to avoid an unwanted tax increase.

What are the filing fees for a property tax appeal in Monmouth County?

The filing fee for tax assessment appeals at the County Board level depend upon the assessed value: $5 filing fee for a property assessed under $150,000; $25 filing fee for a property assessed between $150,000 – $500,000; $100 filing fee for a property assessed between $500,000 and $1,000,000; $150 filing fee for property assessed over $1,000,000. No fee is required to file a petition contesting denial of application for Veterans and Veteran's/Serviceman's/Servicewoman's/Surviving Spouse deduction, Senior Citizen's or Disabled deductions. Checks should be made payable to "County Tax Administrator". Remember that fees are non-refundable, so it's important to carefully evaluate your case before filing.

How does Monmouth County's assessment calendar differ from other New Jersey counties?

Burlington, Gloucester, and Monmouth Counties follow an alternative assessment calendar and the tax appeal filing deadline is January 15. Historically, the County appeal process took place AFTER the adoption of municipal tax rates. This created an environment that meant that any reduction in assessment through an appeal resulted in a "loss of revenue to the town". Monmouth County has revised the assessment calendar and holds the appeal process BEFORE the budgetary process. This simple change protects the town from significant "under-collections" and removes a good deal of the adversarial nature of the process. This assessment calendar change reduces the negative budgetary effects to municipalities by moving up the appeals deadline so appeals are completed and known before budgets are finalized.

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)Essex County (Newark)Hudson County (Jersey City)Middlesex County (New Brunswick)Ocean County (Toms River)

← All New Jersey property tax appeal info

Sources: https://secure.njappealonline.com/prodappeals/help/instructionshandbook_mon.pdf | https://www.visitmonmouth.com/Page.aspx?Id=278 | https://www.mondaq.com/unitedstates/real-estate/1743128/critical-2026-new-jersey-property-tax-appeal-deadlines-are-approaching | https://www.nj.gov/treasury/taxation/lpt/lpt-appeal.shtml | https://smartasset.com/taxes/new-jersey-property-tax-calculator | https://www.ownwell.com/trends/new-jersey/monmouth-county

Last verified: 2026-02-15