AppealDesk

Passaic County Property Tax Appeal — New Jersey

Rob HartleyRob Hartley·Updated March 5, 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, making careful assessment review and the appeals process critical for managing housing costs.

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

Median Home

$382,600

Tax Rate

1.97%

Annual Tax

$7,544

Population

524,118

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, such as Paterson)

The regular filing deadline for 2026 is on or before April 1, 2026. However, if your municipality completed a revaluation or reassessment (such as Paterson), the deadline extends to 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).

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

How Passaic County Assesses Property

100%of market value

Assessed by: Municipal Tax Assessor (supervised by Passaic County Board of Taxation)

Assessment cycle: annual

Notices typically mailed: February (typically by mid-May delivery in spring)

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 should be $382,600. At Passaic County's effective tax rate of 1.97%, this would result in approximately $7,537 in annual property taxes. Properties are reassessed annually, and assessment notices are mailed in February, typically reaching homeowners by the middle of May.

The Appeal Process

Appeals are heard by the County Board of Taxation. After filing, you will receive a hearing date scheduled within approximately three months. At the hearing, you will present your evidence to the County Board commissioners, and the municipal assessor may also present their case. Decisions are not announced at the hearing; instead, the judgment is mailed to you and your attorney (if applicable) after the Board deliberates.

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Step 1: Wait to receive your assessment notification card in the mail (typically mailed in February, delivered by mid-May). Review the assessed value carefully and compare it to your home's actual market value and recent comparable sales in your neighborhood.

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Step 2: Gather supporting evidence for your appeal, including recent comparable home sales (3-5 properties), photographs of your property showing any defects or issues, repair estimates for needed work, and a recent appraisal if available. Evidence must be submitted in hard copy form—the Passaic County Board of Taxation does not accept email or fax submissions.

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Step 3: Complete Form A-1 (Petition of Appeal) and Form A-1 Comp Sale. Make four copies: original for the County Board of Taxation, one for your municipal tax assessor, one for your municipal clerk, and one for your records. Include the required filing fee based on your property's assessed value ($5 for under $150,000; $25 for $150,000-$499,999; $100 for $500,000-$999,999; $150 for $1 million or more).

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Step 4: File the original petition with the Passaic County Board of Taxation by the deadline (April 1, 2026, or May 1, 2026 for revaluation municipalities like Paterson), and deliver copies to your municipal assessor and clerk. Ensure the 'Assessor's copy' is delivered to the assessor's office or your appeal may be denied. File after February 1st but before the deadline.

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Step 5: The County Board of Taxation will schedule a hearing, typically within three months of the filing deadline. Attend the hearing and present your evidence. A decision is not rendered at the hearing—the judgment will be mailed to you. 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 by filing a complaint with the Tax Court Management Office. Further appeals may be made to the Superior Court Appellate Division within 45 days of the Tax Court judgment.

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

Filing Methods

online:NJ Appeal Online system at https://secure.njappealonline.com (available for some counties)
mail:Passaic County Board of Taxation, 401 Grand Street, Room 105, Paterson, NJ 07505
in-person:Deliver to Passaic County Board of Taxation office at 401 Grand Street, Room 105, Paterson, NJ 07505

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 upon request)

Passaic County Assessor Contact

Passaic County Board of Taxation

Phone: (973) 720-7399

Address: 401 Grand Street, Room 105, Paterson, NJ 07505

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

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

Hours: Monday-Friday, 8:30 AM - 4:30 PM (hours may vary by municipal assessor office)

Tax Exemptions in Passaic County

Senior Citizen, Disabled Person, or Surviving Spouse 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 an owner and resident of the home as of October 1 of the pre-tax year, a New Jersey resident for one year prior to that date, and have yearly income less than $10,000 (excluding Social Security, disability benefits, or certain public pensions).Deadline: October 1 of the pre-tax year (annual application required)

Veteran Property Tax Deduction

$250 annual deduction

Annual deduction for honorably discharged veterans who served on active duty in the U.S. Armed Forces during wartime or qualifying peacekeeping missions, or their unmarried surviving spouses.

Eligibility: Must be an honorably discharged veteran with active duty service, or the unmarried surviving spouse of such a veteran. Must be a property owner and legal resident of New Jersey.Deadline: October 1 of the pre-tax year

100% Disabled Veteran Property Tax Exemption

100% property tax exemption (full exemption of all property taxes)

Full property tax exemption on the dwelling house and lot for 100% permanently and totally disabled veterans or their unmarried surviving spouses.

Eligibility: Must be an honorably discharged veteran with a U.S. Department of Veterans Affairs certification of 100% permanent and total service-connected disability, or the unmarried surviving spouse of such a veteran. Must own and occupy the property as principal residence.Deadline: August 1 of the year prior to the tax year (Form D.V.S.S.E. must be filed with municipal assessor)

Homestead Benefit (ANCHOR Program)

Varies based on income and eligibility (amounts determined by state annually)

State-level property tax relief program for New Jersey homeowners and tenants. Eligible homeowners may receive benefits if they meet income requirements and property tax payment requirements.

Eligibility: Must be a New Jersey resident who owned and occupied a home as principal residence on October 1 of the prior year, with property taxes paid and income limits met. Check with NJ Division of Taxation for current year requirements.Deadline: Varies annually; typically applications open in summer and deadline is in fall (November 2, 2026 for Tax Year 2025 application)

Official Resources

Passaic County Board of Taxation Official Website →

Access official information, forms, deadlines, and contact details for property tax appeals in Passaic County.

NJ Division of Taxation - Property Tax Appeals →

New Jersey state resource for property tax assessment appeals, including forms, instructions, and guidance on the appeal process.

NJ Property Tax Appeal Online Filing System →

Online portal for filing property tax appeals electronically in participating New Jersey counties, including Passaic County.

NJ Property Tax Exemptions and Deductions →

Comprehensive information on property tax relief programs including senior, veteran, and disabled exemptions available in New Jersey.

Check Your Passaic County Assessment

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

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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 rights.
How do I file a property tax appeal in Passaic County?
To file a property tax appeal in Passaic County, you must 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 ($5 to $150 for most properties). The form can be downloaded from the NJ Division of Taxation website or the Passaic County Board of Taxation website, or you may file online at https://secure.njappealonline.com if available in your municipality. Remember to submit all evidence in hard copy form—the Board does not accept faxed or emailed evidence.
What evidence do I need to win my Passaic County property tax appeal?
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 (3-5 similar properties that sold within the past year), photographs showing your property's condition and any defects or damage, repair estimates from licensed contractors for needed work, and a recent appraisal from a certified appraiser if available. You should also request your property record card from the assessor at least seven days before the hearing to verify the accuracy of the property details. All evidence must be submitted in hard copy format—Passaic County Board of Taxation does not accept email or fax submissions.
What happens after I file my property tax appeal in Passaic County?
After you file your property tax appeal with the Passaic County Board of Taxation, your case will be scheduled for a hearing, typically within three months of the filing deadline. You will receive notice of your hearing date and time by mail. At the hearing, you will present your evidence to the County Board commissioners, and the municipal assessor may also present their case supporting the assessment. The Board does not render a decision at the hearing; instead, they will mail their written judgment to you after deliberating. If you are dissatisfied with the Board's decision, you have 45 days from the date of the judgment to file an appeal with the New Jersey Tax Court.
How much can I save by appealing my property taxes in Passaic County?
The amount you can save by appealing your property taxes in Passaic County depends on how much your assessment is reduced. For example, if your home's assessed value is reduced from $400,000 to $350,000, you would save approximately $985 annually based on the county's 1.97% effective tax rate. Given that Passaic County has the highest property taxes as a percentage of income in the nation and a median tax bill of $7,544, successful appeals can result in significant savings. 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, so it's important to evaluate your case carefully before filing.
What is the $250 senior citizen property tax deduction in Passaic County?
The $250 senior citizen property tax deduction is an annual reduction in property taxes available to qualified seniors, disabled persons, or surviving spouses in Passaic County. To qualify, you must be age 65 or older as of December 31 of the pre-tax year, own and occupy your home as of October 1 of the pre-tax year, have been a New Jersey resident for at least one year prior to that date, and have an annual income of less than $10,000 (excluding Social Security, disability benefits, or certain public pensions). You must apply with your municipal tax assessor by October 1 of the pre-tax year, and the deduction must be renewed annually. While $250 may seem modest compared to Passaic County's high tax bills, every bit helps reduce the burden.
Can I appeal directly to Tax Court instead of the County Board of Taxation in Passaic County?
Yes, but only in limited circumstances. If your property's total assessed value exceeds $1,000,000, you have the option to file your appeal directly with the New Jersey Tax Court instead of going through the Passaic County Board of Taxation. For added or omitted assessments, you can appeal directly to Tax Court if the assessed value exceeds $750,000. In most cases, however, homeowners with assessed values under $1,000,000 must first file with the County Board of Taxation. If you are dissatisfied with the County Board's decision, you then have 45 days from the judgment date to appeal to the Tax Court. The Tax Court is located at the Richard J. Hughes Justice Complex in Trenton, and you can file online through the eCourts system.
What is the 100% disabled veteran property tax exemption in Passaic County worth?
The 100% disabled veteran property tax exemption in Passaic County provides a complete exemption from all property taxes on your dwelling house and the lot it sits on. For a home at the county's median assessed value of $382,600, this exemption would save approximately $7,537 annually based on the 1.97% effective tax rate—potentially saving over $75,000 over ten years. To qualify, you must be an honorably discharged veteran with a U.S. Department of Veterans Affairs certification showing 100% permanent and total service-connected disability. Unmarried surviving spouses of qualifying veterans also qualify for this exemption. You must file Form D.V.S.S.E. with your municipal tax assessor by August 1 of the year prior to the tax year, and you must own and occupy the property as your principal residence.

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.passaiccountynj.org/residents/board-of-taxation | https://www.nj.gov/treasury/taxation/lpt/lpt-appeal.shtml | http://www.tax-rates.org/new_jersey/passaic_county_property_tax | https://www.patersonnj.gov/department/division.php?structureid=71 | https://www.nj.gov/treasury/taxation/pdf/other_forms/lpt/petappl.pdf

Last verified: 2026-03-05