Ocean County Property Tax Appeal — New Jersey

Rob Hartley·Updated February 15, 2026

Ocean County is located along the Atlantic Coast in central New Jersey, with Toms River as its county seat. Major population centers include Toms River Township, Jackson Township, and numerous coastal communities like Point Pleasant Beach and Ship Bottom. Property tax appeals are particularly important here as Ocean County has an effective property tax rate of 1.42%, which is lower than many New Jersey counties but still significantly higher than the national average. With a median home value around $343,500, homeowners typically pay approximately $6,433 annually in property taxes, making appeals a crucial tool for managing the tax burden.

Notable cities: Toms River, Jackson Township, Point Pleasant Beach, Stafford Township, Ocean Township

Median Home

$343,500

Tax Rate

1.42%

Annual Tax

$6,433

Population

609,000

2026 Appeal Deadline: April 1

Regular assessment appeals must be filed by April 1 of the current year. For added or omitted assessments, appeals must be filed by December 1. If a municipal revaluation has occurred, the deadline extends to May 1.

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

How Ocean County Assesses Property

100%of market value

Assessed by: Ocean County Board of Taxation

Assessment cycle: annual

Notices typically mailed: Spring (typically mid-April)

In New Jersey, properties are assessed at 100% of their market value. If your home's market value is $343,500, at New Jersey's 100% assessment ratio your assessed value would be $343,500, resulting in approximately $4,878 in annual taxes at the county's effective rate of 1.42%.

The Appeal Process

Appeals are heard by the County Board of Taxation. Hearings are held between January 15th and April 30th. You'll present evidence of your property's true market value to overcome the presumption of correctness given to the assessment.

Step 1: Review your assessment notice carefully and gather comparable sales data from properties sold between October 1, 2024 and September 30, 2026

Step 2: Complete Form A-1 (Petition of Appeal) and Form A-1 Comp. Sale with supporting documentation - forms available from the Ocean County Board of Taxation

Step 3: File your appeal by April 1, 2026 with the County Board of Taxation and pay the required filing fee

Step 4: Attend your scheduled hearing before the Ocean County Board of Taxation (typically scheduled between 9:00 AM and 5:00 PM, Monday through Friday)

Step 5: If unsatisfied with the County Board's decision, you may appeal to the New Jersey Tax Court within 45 days of receiving the judgment

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

Filing Methods

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

mail:Mail to Ocean County Board of Taxation, P.O. Box 2191, Toms River, NJ 08754

in-person:File at the Ocean County Board of Taxation office during business hours

Evidence to Bring

Recent comparable property salesProperty photographs showing conditionProfessional appraisal (if available)Repair estimates for any deficiencies

Ocean County Assessor Contact

Ocean County Board of Taxation

Phone: (732) 929-2008

Address: P.O. Box 2191, Toms River, NJ 08754

Website: https://tax.co.ocean.nj.us/

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

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

Tax Exemptions in Ocean County

Senior Citizens and Disabled Persons Property Tax Deduction

$250 annual deduction

Provides an annual $250 deduction from real property taxes for qualifying seniors and disabled persons

Eligibility: Must be 65+ or permanently disabled, income under $10,000 (excluding certain benefits), NJ resident for 1 year, own and occupy propertyDeadline: Must file annually with municipal tax assessor

Veterans Property Tax Deduction

$250 annual deduction

Annual property tax deduction for qualifying veterans and surviving spouses

Eligibility: Honorably discharged veterans with active wartime service, property ownership, and residency requirementsDeadline: File with municipal tax assessor

100% Disabled Veterans Exemption

100% exemption from property taxes

Full property tax exemption for veterans with service-connected total disability

Eligibility: Veterans certified by VA as 100% permanently and totally disabled due to service-connected injuryDeadline: Contact municipal tax assessor for application

Official Resources

Ocean County Board of Taxation Official Website →

Access property records, tax rates, appeal forms, and file income and expense statements for commercial properties.

New Jersey Online Property Tax Appeal Filing System →

File property tax appeals online for Ocean County and track the status of your appeal.

NJ Division of Taxation Property Tax Relief Programs →

Information on state property tax relief programs including ANCHOR, Senior Freeze, and homestead benefits.

Check Your Ocean County Assessment

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

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

Frequently Asked Questions

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

The deadline to file a property tax appeal in Ocean County is April 1 of the current tax year. This deadline is strictly enforced and based on receipt date, not postmark. If your municipality underwent a revaluation or reassessment, the deadline extends to May 1. For added or omitted assessments, you have until December 1 to file your appeal with the County Board of Taxation.

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

You can file your property tax appeal online through the New Jersey Appeal Filing System at https://secure.njappealonline.com/prodappeals/. You'll need to create an account, complete Form A-1 and Form A-1 Comp. Sale electronically, upload supporting documentation including comparable sales data, and pay the filing fee. The online system provides confirmation of filing and allows you to track your appeal status throughout the process.

What evidence do I need for an Ocean County property tax appeal?

For a successful property tax appeal in Ocean County, you'll need recent comparable sales from October 1, 2024 through September 30, 2026 showing similar properties sold for less than your assessed value. Include detailed photographs of your property showing any deficiencies or needed repairs, professional appraisals if available, and contractor estimates for any significant repair needs. Remember that comparable assessments of other properties are not acceptable evidence - only actual sales data can establish market value.

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

At your Ocean County Board of Taxation hearing, you'll present evidence to overcome the presumption that your assessment is correct. The hearing typically begins at 9:00 AM and follows a formal process where you present comparable sales, explain why your assessment exceeds market value, and answer questions from board members. The municipal assessor may also present evidence supporting the current assessment. Decisions are usually issued shortly after the hearing, and if you disagree, you have 45 days to appeal to the Tax Court.

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

The potential savings from a successful property tax appeal in Ocean County depends on how much your assessment exceeds your property's true market value. With the county's effective tax rate of 1.42%, every $10,000 reduction in assessed value saves approximately $142 annually. For example, if your $400,000 assessment is reduced to $350,000, you would save about $710 per year. Many homeowners see reductions when they can prove their assessment exceeds market value by at least 15%.

Can I appeal my Ocean County property taxes if I missed the April 1 deadline?

If you missed the April 1 deadline for regular appeals, you generally cannot file an appeal for that tax year unless you received an added or omitted assessment, which has a December 1 deadline. However, you can prepare for next year's appeal by gathering evidence, monitoring comparable sales in your neighborhood, and potentially consulting with a tax attorney. Some homeowners also explore filing a complaint with the Tax Court if they believe there was a manifest error in their assessment.

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)Monmouth County (Freehold)

← All New Jersey property tax appeal info

Sources: https://tax.co.ocean.nj.us/ | https://www.nj.gov/treasury/taxation/lpt/lpt-appeal.shtml | https://www.ownwell.com/trends/new-jersey/ocean-county | https://smartasset.com/taxes/new-jersey-property-tax-calculator

Last verified: 2026-02-15