AppealDesk

Union County Property Tax Appeal, New Jersey

Travis BunnTravis Bunn·Updated July 24, 2026

Union County is located in northern-central New Jersey with a population of approximately 602,000 as of 2025, making it the seventh-most populous county in the state. The county seat is Elizabeth, which is also the largest city with about 140,000 residents, followed by major municipalities including Plainfield, Linden, Westfield, Summit, and Rahway. Property tax appeals are especially critical in Union County, as it ranks 10th among 3,143 U.S. counties for highest median property taxes. The county's median annual property tax bill of $7,443 to $10,001 represents approximately 8.05% of residents' yearly income, making it one of the highest tax burdens as a percentage of income nationwide.

Notable cities: Elizabeth, Plainfield, Linden, Westfield, Summit, Rahway

Median Home

$397,200

Tax Rate

1.87%

Annual Tax

$7,443

Population

602,000

On the typical Union County home, valued near $397,200 at the county’s effective tax rate of 1.87%, 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 the bulk mailing of assessment notices is completed, whichever is later

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 standard appeal deadline in Union County is April 1 of the tax year. For municipalities that underwent a revaluation or reassessment, the deadline extends to May 1 or 45 days from bulk mailing of notices, whichever is later. Paper appeals must be physically received by the Board by 4:00 PM on the deadline date (postmarks are not accepted). Online appeals filed through the county portal can be submitted until 11:59:59 PM on the deadline date. If April 1 falls on a weekend or holiday, the deadline extends to the next business day.

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How Union County Assesses Property

100%of market value

Assessed by: Municipal Tax Assessors (under the supervision of the Union County Board of Taxation)

Assessment cycle: annual

Notices typically mailed: February (typically mid-February)

Union County assesses property at 100% of true market value as of October 1 of the prior year. This means your assessed value should equal your property's full market value. For example: if your home's market value is $397,200 (the county median), at New Jersey's 100% assessment ratio your assessed value would be $397,200, resulting in approximately $7,443 in annual taxes at the county's effective rate of 1.87%. However, individual municipal ratios may vary due to infrequent revaluations, so the Chapter 123 ratio must be considered when evaluating whether your assessment is fair.

The Appeal Process

Appeals are heard by the County Board of Taxation. Hearings are conducted before the Union County Board of Taxation, typically scheduled between May and September. You will present your evidence to the board, and the municipal assessor may present a defense of the current assessment. If you reach a settlement with the assessor before the hearing, you do not need to attend, but any settlement offer expires once the hearing begins.

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Step 1: Review your assessment notice (mailed in mid-February) and compare your assessed value to your home's true market value and similar properties in your neighborhood.

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Step 2: Consider requesting an informal review with your municipal tax assessor before filing a formal appeal. Many disputes are resolved at this stage without the need for a formal hearing.

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Step 3: Gather evidence to support your appeal, including recent comparable sales (from July of the prior year to October 1 of the assessment year), photographs showing property condition, repair estimates for defects, and a recent appraisal if available.

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Step 4: Complete and file your Petition of Appeal with the Union County Board of Taxation by April 1 (or the applicable extended deadline). Include the $5 filing fee and serve copies on your municipal assessor and clerk.

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Step 5: Attend your hearing before the County Board of Taxation (typically scheduled between May and September). Present your evidence showing that your assessment exceeds your property's true market value. The board will mail a decision within approximately 3 months.

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Step 6: If you disagree with the County Board's decision, you may appeal to the New Jersey Tax Court within 45 days of the mailing date of the judgment. For properties assessed over $1,000,000, you have the option to file directly with Tax Court from the outset.

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Step 7: If the County Board reduces your assessment, the new value is 'frozen' and binding for the current tax year and the next two succeeding years unless there are significant changes to the property.

Required form: Petition of Appeal to the County Board of Taxation (available online at https://ucnj.org/board-of-taxation/ or by calling 908-527-4775)

Filing Methods

online:File through the Union County Board of Taxation online portal at https://ucnj.org/board-of-taxation/. There is a $5 convenience fee plus the $5 filing fee for online submissions.
mail:Mail to: Union County Board of Taxation, 300 North Avenue East, Westfield, NJ 07090. Must be received (not postmarked) by the deadline.
in-person:Deliver in person to Union County Board of Taxation, 300 North Avenue East, Westfield, NJ 07090, by 4:00 PM on the deadline. Cash (exact change only), check, or money order accepted for the $5 filing fee.

Evidence to Bring

5-10 comparable sales from properties within 1 mile, sold between July of the prior year and October 1 of the assessment yearPhotographs showing property condition, defects, or functional obsolescenceRepair estimates or contractor invoices for structural issues or needed repairsRecent professional appraisal (optional but helpful)Written explanation of how your comparables support your claimed value

Union County Assessor Contact

Union County Board of Taxation

Phone: (908) 527-4775

Address: 300 North Avenue East, Westfield, NJ 07090

Website: https://ucnj.org/board-of-taxation/

Online Portal: https://ucnj.org/board-of-taxation/

Hours: Monday-Friday, business hours (contact office for specific hours)

Tax Exemptions in Union County

Veteran Property Tax Deduction

$250 per year

Annual deduction from property taxes for honorably discharged veterans who served during wartime or peacekeeping missions, or their unmarried surviving spouses.

Eligibility: Must be an honorably discharged veteran with active wartime service, a New Jersey resident, and own and occupy the property as your principal residence. Surviving spouses who have not remarried also qualify. No income limit applies.Deadline: File Form V.S.S. with your municipal tax assessor; must meet eligibility as of October 1 of the prior year

Senior Citizen / Disabled Person Deduction

$250 per year

Annual deduction from real property taxes for senior citizens age 65 or older, permanently and totally disabled persons, or qualifying surviving spouses age 55 or older.

Eligibility: Must be age 65 or older (or permanently disabled) as of December 31, a New Jersey resident, own and occupy the dwelling as principal residence, and meet income limits (total income less Social Security or government pension income cannot exceed $10,000).Deadline: File annually by March 1 with your municipal tax collector; initial application via Form S.D.S.S. with assessor

100% Disabled Veteran Property Tax Exemption

100% exemption (full property taxes)

Full property tax exemption on the dwelling house and lot for veterans who are 100% permanently and totally disabled due to service-connected disabilities, or their unmarried surviving spouses.

Eligibility: Must be certified as 100% permanently and totally disabled by the U.S. Department of Veterans Affairs due to service-connected disability, be an honorably discharged veteran, New Jersey resident, and owner/occupant of the dwelling as principal residence.

ANCHOR Benefit (Affordable New Jersey Communities for Homeowners and Renters)

$1,500 for homeowners with income ≤$150,000; $1,000 for homeowners with income $150,001-$250,000; $450 for renters with income ≤$150,000

Direct property tax relief payment (not a traditional exemption) for homeowners and renters who meet income requirements. This replaced the former Homestead Benefit program.

Eligibility: Must be a New Jersey resident who owned or rented their principal residence as of October 1 of the benefit year and meet income thresholds. Payment is made by check or direct deposit, not applied as a credit to tax bills.Deadline: November 2, 2026 for the 2025 benefit year (seniors 65+ file combined PAS-1 form; under 65 may be auto-filed)

Senior Freeze (Property Tax Reimbursement Program)

Reimbursement for the difference between base year property taxes and current year taxes

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

Eligibility: Must be age 65 or older (or receiving Social Security disability), have been a New Jersey resident for at least 10 years, lived in current home for at least 3 years, meet income limits, and paid property taxes on principal residence.Deadline: November 2, 2026 for 2025 benefit year via combined PAS-1 application (includes ANCHOR and Stay NJ)

Stay NJ Program

50% of property tax bill, up to $6,500 for 2025 benefit year (phases up to $13,000 maximum when fully implemented)

New senior property tax credit program (effective 2026) providing a credit equal to 50% of property tax bill for qualifying seniors, stacked with ANCHOR and Senior Freeze.

Eligibility: Must be age 65 or older, meet income requirements, and have been a New Jersey resident and homeowner. Paid in quarterly installments beginning February 2026.Deadline: November 2, 2026 for 2025 benefit year via combined PAS-1 application

Union County Appeal Statistics

% Who Appeal

fewer than 2% of New Jersey homeowners appeal annually

Union 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 Union County for 2026?
The deadline to file a property tax appeal in Union County is April 1, 2026, or 45 days from the date the bulk mailing of assessment notices is completed, whichever is later. If your municipality underwent a revaluation or reassessment, the deadline extends to May 1, 2026. Paper appeals must be physically received by the Union County Board of Taxation by 4:00 PM on the deadline (postmarks do not count). Online appeals can be filed until 11:59:59 PM on the deadline date. Missing the deadline means you must wait until the following year to appeal, so mark your calendar and file early.
How do I file a property tax appeal online in Union County?
Union County offers an online appeal filing system through the Board of Taxation website at https://ucnj.org/board-of-taxation/. To file online, you'll need your property information (block, lot, and qualifying information), your assessment notice, and supporting evidence. The online system accepts filings until 11:59:59 PM on the April 1 deadline. There is a $5 filing fee plus an additional $5 convenience charge for online submissions, totaling $10. After submitting your appeal online, you must still certify that you have served copies on your municipal tax assessor and clerk. The system allows you to upload evidence such as comparable sales data, photographs, and appraisals directly with your petition.
What evidence do I need to win a property tax appeal in Union County?
To successfully appeal your Union County property taxes, you need to prove your assessed value exceeds your home's true market value. The strongest evidence includes 5-10 comparable sales from similar properties within 1 mile of your home that sold between July of the prior year and October 1 of the assessment year. Your comparables should be similar in size, age, condition, and features. Additional supporting evidence includes photographs showing property condition or defects, repair estimates from licensed contractors for structural issues, and a recent professional appraisal if available. You must provide a written explanation of how each comparable supports your claimed value. The burden of proof is on you to overcome the presumption that the current assessment is correct.
How much can I save by appealing my property taxes in Union County?
The potential savings from a successful Union County property tax appeal depends on how much your assessment is reduced. With Union County's effective tax rate of 1.87%, every $10,000 reduction in assessed value saves you approximately $187 per year in property taxes. For example, if you successfully reduce your assessment from $450,000 to $400,000 (a $50,000 reduction), you would save approximately $935 annually. According to national statistics, about 25% of homes are overassessed by an average of $5,000, which would translate to roughly $93 per year in Union County. Additionally, if your County Board appeal is successful, the judgment is 'frozen' and remains binding for three years (the appeal year plus two succeeding years), multiplying your savings over time unless significant property changes occur.
What is the homestead exemption worth in Union County?
Union County does not offer a traditional homestead exemption that reduces your assessed value like some other states. Instead, New Jersey provides the ANCHOR Benefit (Affordable New Jersey Communities for Homeowners and Renters), which replaced the former Homestead Benefit program in 2023. ANCHOR provides direct cash payments rather than assessment reductions: homeowners with income of $150,000 or less receive $1,500 annually, while those earning $150,001 to $250,000 receive $1,000. These payments are made by check or direct deposit and can be used for any purpose. Seniors age 65 and older can stack ANCHOR with the Senior Freeze program and the new Stay NJ program, potentially receiving $2,500 to $4,000 or more in combined annual property tax relief depending on their circumstances.
What happens at my Union County Board of Taxation hearing?
Your Union County property tax appeal hearing is typically scheduled between May and September, and you'll receive written notice at least 10 days before your hearing date. The hearing is relatively informal and takes place before the Union County Board of Taxation commissioners. You will present your evidence showing that your assessed value exceeds your property's true market value as of October 1 of the prior year, including comparable sales, photographs, and any other supporting documentation. The municipal tax assessor may also present evidence defending the current assessment. You may represent yourself, or you can hire an attorney or tax appeal professional (required for corporate entities unless prior year taxes were under $25,000). If you reach a settlement agreement with the assessor before the hearing, you do not need to attend, but be aware that any settlement offer expires once the hearing begins. The Board typically mails its written decision within approximately 3 months of your hearing.
Can I appeal to the NJ Tax Court if I disagree with the Union County Board's decision?
Yes, if you are dissatisfied with the Union County Board of Taxation's decision, you have the right to appeal to the New Jersey Tax Court within 45 days from the date the Board's judgment was mailed to you. The Tax Court is a separate specialized court system dedicated to tax matters, located at the Richard J. Hughes Justice Complex in Trenton. The filing fee is $250, and cases are managed through the court's eCourts electronic filing system. For properties with assessments exceeding $1,000,000, you also have the option to bypass the County Board entirely and file your appeal directly with the Tax Court from the outset. Tax Court appeals typically require representation by an attorney licensed in New Jersey, and the process is more formal than County Board hearings. If you prevail at Tax Court, your new assessment is also frozen for three years like County Board judgments.
Should I request an informal review before filing a formal appeal in Union County?
Yes, requesting an informal review with your municipal tax assessor before filing a formal appeal with the Union County Board of Taxation is highly recommended and can save you time and money. During an informal review, you can present your concerns and evidence directly to the assessor who set your property's value. Many assessment disputes are resolved at this informal stage without the need to file a formal appeal, pay filing fees, or attend a hearing. If the assessor agrees your assessment is too high, they may recommend a reduction, saving you the formal appeal process. However, you must still file your formal appeal by the April 1 deadline to protect your rights, even if informal discussions are ongoing. You can always withdraw your formal appeal later if the informal review results in a satisfactory resolution. The informal review does not extend or affect your appeal deadline.

Official Resources

Union County Board of Taxation Official Website →

File appeals online, download forms, view hearing schedules, and access tax deduction information.

NJ Division of Taxation - Property Tax Information →

Official state guidance on assessment appeals, deadlines, and the appeal process statewide.

ANCHOR Benefit Application Portal →

Apply for New Jersey's ANCHOR property tax relief benefit for homeowners and renters.

Union County Assessors Directory →

Contact information for all municipal tax assessors in Union County for informal reviews and exemption applications.

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

Atlantic County (Atlantic City)Bergen County (Hackensack)Burlington County (Mount Holly)Camden County (Camden)Cape May County (Ocean City)Cumberland County (Vineland)
← All New Jersey property tax appeal info

Sources: https://ucnj.org/board-of-taxation/ | https://www.tax-rates.org/new_jersey/union_county_property_tax | https://propertytaxrates.org/counties/new-jersey/union-county/ | https://secure.njappealonline.com/prodappeals/help/Union_InstructionsHandbook.pdf | https://www.nj.gov/treasury/taxation/lpt/lpt-appeal.shtml | https://nj.gov/treasury/taxation/anchor/index.shtml

Last verified: 2026-07-24