AppealDesk

Passaic County Property Tax Appeal, New Jersey

Travis BunnTravis Bunn·Updated July 24, 2026

Passaic County is located in northern New Jersey and is part of the New York metropolitan area, with a population of approximately 524,118 as of the 2020 census. The county seat is Paterson, which is also the largest city with over 159,000 residents. Property tax appeals are particularly important in Passaic County because residents face some of the highest property tax burdens in the nation, the county ranks 9th out of 3,143 U.S. counties for median property taxes and 1st in the nation for property taxes as a percentage of median income. With a median annual property tax bill of $7,544 and an effective tax rate of 1.97%, Passaic County homeowners pay significantly more than the national median of $2,400. The median home value in Passaic County is $382,600, which is above the New Jersey statewide median of $348,300.

Notable cities: Paterson, Clifton, Passaic, Wayne, West Milford

Median Home

$382,600

Tax Rate

1.97%

Annual Tax

$7,544

Population

524,118

On the typical Passaic County home, valued near $382,600 at the county’s effective tax rate of 1.97%, 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: April 1, 2026, or 45 days from the date assessment notifications are mailed, whichever is later (May 1, 2026 for municipalities that underwent revaluation or reassessment such as Paterson)

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.

The deadline for filing a regular Petition of Appeal for 2026 is on or before April 1, 2026. For municipalities that underwent a revaluation or reassessment (Paterson) for 2026, the filing deadline is May 1, 2026. Alternatively, you have 45 days from the date the bulk mailing of assessment notifications is completed, whichever date is later. Appeals must be received (not just postmarked) by the deadline. Do not file your appeal until after you receive your assessment card (typically mailed in February).

Want the full walkthrough? Read our Passaic County Property Tax Appeal Guide with evidence strategies and hearing tips.

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How Passaic County Assesses Property

100%of market value

Assessed by: Municipal Tax Assessors (overseen by Passaic County Board of Taxation)

Assessment cycle: annual

Notices typically mailed: February

In New Jersey, all real property must be assessed at 100% of its market value, meaning your assessed value should equal the fair market value of your property. For example, if your home's market value is $382,600 (the county median), your assessed value would be $382,600. At Passaic County's effective tax rate of 1.97%, this would result in approximately $7,537 in annual property taxes. Assessment notices are mailed in February, typically reaching homeowners by mid-February.

The Appeal Process

Appeals are heard by the County Board of Taxation. All 2026 tax appeal hearings will be held at 930 Riverview Drive, Suite 200, Totowa, NJ, with hearings starting promptly at 9 a.m. A decision is not rendered at the hearing; judgment is mailed to the petitioner or attorney. All evidence must be submitted in hard copy form, as the Board does not accept faxed or emailed evidence.

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Step 1: Wait to receive your assessment card in February 2026. Review the assessed value and compare it to your property's true market value and comparable sales in your neighborhood.

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Step 2: Gather evidence to support your appeal, including recent comparable sales of similar properties (3-5 properties), photographs of your property showing condition, repair estimates for any defects, and a recent appraisal if available.

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Step 3: Complete Form A-1 (Petition of Appeal) and Form A-1 Comp Sale forms, which can be downloaded from the NJ Division of Taxation website or the Passaic County Board of Taxation website at https://www.passaiccountynj.org/residents/board-of-taxation.

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Step 4: Make four copies of your petition. File the original with the Passaic County Board of Taxation at 401 Grand Street, Room 105, Paterson, NJ 07505, and deliver copies to your municipal tax assessor and municipal clerk. Include the required filing fee ($5 to $150 for most properties based on assessed value).

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Step 5: Attend your hearing at 930 Riverview Drive, Suite 200, Totowa, NJ. Hearings start promptly at 9 a.m. Present your evidence in hard copy form (no faxed or emailed evidence is accepted). A decision is not rendered at the hearing; judgment is mailed to you or your attorney.

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Step 6: If dissatisfied with the County Board decision, you may appeal to the New Jersey Tax Court within 45 days of the final judgment. Properties assessed over $1,000,000 can appeal directly to Tax Court.

Required form: Form A-1 (Petition of Appeal) and Form A-1 Comp Sale (for comparable sales evidence)

Filing Methods

mail:Mail to: Passaic County Board of Taxation, 401 Grand Street, Room 105, Paterson, NJ 07505
in-person:Deliver to: Passaic County Board of Taxation, 401 Grand Street, Room 105, Paterson, NJ 07505
online:https://secure.njappealonline.com (if available in your municipality)

Evidence to Bring

Comparable sales data (3-5 similar properties)Photographs of your propertyRepair estimates or contractor quotesRecent appraisal reportProperty record card (available from assessor)

Passaic County Assessor Contact

Passaic County Board of Taxation

Website: https://www.passaiccountynj.org/residents/board-of-taxation

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

Hours: Monday-Friday, 8:30 AM - 4:00 PM

Tax Exemptions in Passaic County

Senior Citizen/Disabled Persons Property Tax Deduction

$250 annual deduction

An annual deduction from property taxes for qualified senior citizens (age 65+), disabled persons (permanently and totally disabled), or surviving spouses (age 55+).

Eligibility: Must be age 65 or older, permanently and totally disabled, or unmarried surviving spouse age 55+. Must be a legal resident of New Jersey for one year prior to October 1 of the pretax year. Must own and occupy the property as permanent residence. Income may not exceed $10,000 during the year (excluding Social Security, federal and state pension, disability and retirement programs).Deadline: File with municipal tax assessor October 1 through December 31 of the pretax year, or with municipal tax collector January 1 through December 31 of the tax year. Annual follow-up form PD-5 due March 1 each year.

Veterans Property Tax Deduction

$250 annual deduction

Annual deduction for honorably discharged veterans or surviving spouses/domestic partners who served during wartime.

Eligibility: Must be an honorably discharged veteran with active-duty military service during wartime, or surviving spouse/civil union/domestic partner. Must be owner of property and legal resident of New Jersey. No income limit applies to this deduction.Deadline: File Form V.S.S. with municipal tax assessor

100% Disabled Veteran Property Tax Exemption

Full property tax exemption

Complete property tax exemption on primary residence for veterans with 100% service-connected permanent and total disability rating.

Eligibility: Must be honorably discharged veteran with service-connected 100% total and permanent disability rating certified by the US Department of Veterans Affairs. Must be owner and permanent resident of the dwelling. Surviving spouse or domestic partner of eligible veteran also qualifies.Deadline: File Form D.V.S.S.E. with municipal tax assessor

ANCHOR Benefit (Affordable NJ Communities for Homeowners and Renters)

Up to $1,500 for homeowners with income up to $150,000 ($1,750 if age 65 or older); additional benefits for income between $150,000-$250,000

State property tax relief program providing direct rebate to eligible homeowners who own and occupy their primary residence.

Eligibility: Must own and occupy home as primary residence in New Jersey and meet income limits. Homeowners under 65 may have applications automatically filed by the state; those 65+ must file combined PAS-1 application.Deadline: November 2, 2026 for the 2025 application year

Senior Freeze (Property Tax Reimbursement)

Reimbursement for property tax increases above base year amount

Reimburses eligible senior citizens and disabled persons for property tax increases on their principal residence from a base year.

Eligibility: Must meet age, income, and residency requirements for each year from base year through application year. Age 65+ or receiving Social Security disability benefits.Deadline: November 2, 2026 for the 2025 application (filed via combined PAS-1 application)

Passaic County Appeal Packet · $49

Comparable sales evidence, county-specific filing guide, and professional cover letter. Enter your address to get started.

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Frequently Asked Questions

What is the deadline to appeal my property taxes in Passaic County for 2026?
The deadline to file a property tax appeal in Passaic County for 2026 is April 1, 2026, or 45 days from the date your assessment notification was mailed, whichever is later. However, if your municipality underwent a revaluation or reassessment in 2026 (such as Paterson), the deadline is extended to May 1, 2026. It is critical to note that appeals must be received by the County Board of Taxation by the deadline, postmarks do not count. You should file your appeal after receiving your assessment card (typically mailed in February) but before the deadline to preserve your appeal rights.
How do I file a property tax appeal in Passaic County online?
To file a property tax appeal online in Passaic County, you may use the New Jersey online appeal portal at https://secure.njappealonline.com if it is available in your municipality. You will need to complete Form A-1 (Petition of Appeal) and Form A-1 Comp Sale for comparable sales evidence. Make four copies: file the original with the Passaic County Board of Taxation at 401 Grand Street, Room 105, Paterson, NJ 07505, and deliver copies to your municipal tax assessor and municipal clerk. You must include the required filing fee based on your assessed value, which ranges from $5 to $150 for most residential properties. Remember that all evidence must be submitted in hard copy form at your hearing, as the Board does not accept faxed or emailed evidence.
What evidence do I need to win my property tax appeal in Passaic County?
To succeed in your Passaic County property tax appeal, you need strong evidence demonstrating that your property's assessed value exceeds its true market value. The most effective evidence includes recent comparable sales data from 3-5 similar properties in your neighborhood that sold within the past year, photographs of your property showing its current condition and any defects, repair estimates or contractor quotes for needed repairs or structural issues, a recent appraisal from a licensed appraiser, and your property record card available from your municipal assessor. Under New Jersey law, you must show that the assessed value is unreasonable. All evidence must be submitted in hard copy form at your hearing, as the Passaic County Board of Taxation does not accept evidence via fax or email.
What happens at a Passaic County Board of Taxation hearing for my property tax appeal?
All 2026 property tax appeal hearings in Passaic County will be held at 930 Riverview Drive, Suite 200, Totowa, NJ, with hearings starting promptly at 9 a.m. Both you (the petitioner or your attorney) and the local municipal assessor will present your cases to the Board. You should bring all your evidence in hard copy form, including comparable sales, photographs, and any appraisals or repair estimates. A decision is not rendered at the hearing; instead, the judgment is mailed to you or your attorney after the Board reviews all the evidence. Only the petitioner or petitioner's attorney may present the appeal, and all corporations, LLCs, partnerships, estates, and trusts require attorney representation if they paid $25,000 or more in property taxes the previous year.
How much can I save by appealing my property taxes in Passaic County?
The potential savings from a property tax appeal in Passaic County depend on how much your assessed value is reduced and the effective tax rate in your municipality. With Passaic County's median effective tax rate of 1.97%, every $10,000 reduction in your assessed value saves approximately $197 per year in property taxes. For example, if you successfully reduce your assessment from $400,000 to $350,000 (a $50,000 reduction), you would save approximately $985 annually. Given that the median annual property tax bill in Passaic County is $7,544, even a modest assessment reduction can result in significant savings over time. However, savings vary widely based on individual circumstances, and you should be aware that municipalities can file counterclaims seeking to increase your assessment if they believe your property is undervalued.
Can I appeal my Passaic County property taxes if my home value has decreased?
Yes, you can and should appeal your Passaic County property taxes if your home's market value has decreased below your assessed value. In New Jersey, all real property must be assessed at 100% of its market value, so if your home is worth less than your assessed value, you have grounds for an appeal. You will need to provide evidence of your home's current market value, such as recent comparable sales of similar homes in your neighborhood that sold for less than your assessed value, a professional appraisal showing a lower value, or evidence of damage or needed repairs that reduce your property's value. The deadline to file is April 1, 2026 (or May 1, 2026 for Paterson and other revaluation municipalities), and you must file Form A-1 with the Passaic County Board of Taxation at 401 Grand Street, Room 105, Paterson, NJ 07505.
What is the homestead exemption worth in Passaic County?
New Jersey does not have a traditional homestead exemption that reduces your assessed value. Instead, the state offers the ANCHOR program (Affordable NJ Communities for Homeowners and Renters), which provides direct property tax relief to eligible homeowners. For 2026, homeowners with income of $150,000 or less will receive $1,500 ($1,750 if age 65 or older), and homeowners with income between $150,000 and $250,000 receive smaller benefits based on income. Additionally, qualifying senior citizens age 65+ or disabled persons may receive a $250 annual property tax deduction through their municipal assessor, and eligible seniors may qualify for the Senior Freeze program which reimburses property tax increases. To maximize your benefits, you should apply for all programs for which you qualify by filing the combined PAS-1 application by November 2, 2026.
Can I appeal my property taxes in Passaic County if I just bought my home?
Yes, you can appeal your property taxes in Passaic County even if you recently purchased your home, and your purchase price can actually be strong evidence for your appeal if you paid less than the assessed value. If you bought your home for less than the assessed value on your tax bill, this is compelling evidence that the assessment is too high, since your purchase price represents a true arm's-length transaction reflecting market value. You should file Form A-1 (Petition of Appeal) by April 1, 2026 (or May 1, 2026 for revaluation municipalities like Paterson) with the Passaic County Board of Taxation. Include a copy of your closing statement showing the purchase price along with comparable sales of similar properties. However, if you paid more than the assessed value, an appeal is less likely to succeed unless you can demonstrate other factors that reduce your property's value.

Official Resources

Passaic County Board of Taxation Official Website →

Official website for the Passaic County Board of Taxation with appeal forms, deadlines, hearing information, and tax documents.

New Jersey Online Property Tax Appeal Portal →

State of New Jersey online portal for filing property tax appeals electronically if available in your municipality.

NJ Division of Taxation - Property Tax Information →

New Jersey Division of Taxation official website with comprehensive property tax information, exemption forms, and guidance on the appeals process.

Passaic County Property Assessment Search Hub →

Online property assessment search tool for looking up property records, assessed values, and tax information for properties in Passaic County.

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

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← All New Jersey property tax appeal info

Sources: https://www.passaiccountynj.org/residents/board-of-taxation | https://www.appealdesk.com/appeals/new-jersey/passaic | https://www.tax-rates.org/new_jersey/passaic_county_property_tax | https://www.propertytax101.org/newjersey/passaiccounty | https://njtaxcalculator.com/passaic-county-new-jersey-property-tax-calculator/ | https://www.nj.gov/treasury/taxation/ | https://ptaconsumers.aarpfoundation.org/taxpayer-states/new-jersey/

Last verified: 2026-07-24