What We Handle
Built on the numbers. Not guesswork.
Residential Assessment Appeals
We represent homeowners appealing an over-assessed property, from the initial filing through the hearing.
Comparable Sales Analysis
We pull and vet recent sales of similar homes nearby to support a lower, defensible valuation.
Chapter 123 Ratio Challenges
Every appeal is measured against your municipality's assessment-to-value ratio — we make sure that math is done right.
Revaluation & Reassessment Appeals
Towns that just completed a municipal-wide revaluation get a later filing deadline and unique issues — we handle both.
County Board of Taxation Hearings
We prepare and present your case at the County Board so you don't have to navigate the process alone.
NJ Tax Court Appeals
When a case doesn't resolve at the County Board, we can carry it forward to the Tax Court of New Jersey.
Comps, Ratios & Deadlines
New Jersey assesses your home. We check the math.
New Jersey requires municipalities to assess property at 100% of true market value, but because towns don't reassess every year, assessed values can drift away from what homes are actually selling for. Chapter 123 sets each municipality's common level ratio — the average relationship between assessed values and real sale prices townwide.
If your assessment, measured against that ratio, is out of line with what comparable homes near you have actually sold for, you likely have grounds to appeal. We pull the comps, run the ratio analysis, and build the record before we ever file.
The deadline to file is April 1 in most municipalities, or May 1 in towns that just completed a revaluation or reassessment — with earlier deadlines in a handful of counties. Miss it, and you wait until next year.
Comparable Sales
We use recent sales of similar homes nearby, adjusted for size, condition, and features, to build a defensible valuation.
The Chapter 123 Ratio
Appeals are measured against your municipality's ratio, not just the raw assessed number — get the ratio wrong and you get the appeal wrong.
County Board First
Most residential appeals start at the County Board of Taxation. If the result isn't right, we can proceed to the NJ Tax Court.
Common Questions
Answers before you even call.
When do I have to file a property tax appeal in NJ?
The deadline is generally April 1, or May 1 in a municipality that just completed a revaluation or reassessment. A few counties operate on different schedules. Because the window is short and evidence takes time to gather, it's best to start early in the year.
What evidence do I need?
The strongest evidence is recent sales of comparable homes near you, adjusted for differences in size, condition, and features. We can also raise clear assessment errors, such as incorrect square footage or features that no longer exist.
Can appealing raise my assessment instead of lowering it?
It's possible in theory if the evidence clearly supports a higher value, but that outcome is uncommon in a well-prepared residential appeal. We review the comps with you honestly before you decide whether to file.
Do I need to appear in person?
An attorney can typically present your case at the County Board of Taxation on your behalf.
What if my town just did a revaluation?
Your filing deadline moves to May 1 instead of April 1, and a townwide revaluation can significantly change assessments across the board — which sometimes creates the strongest appeals.
How much could I save?
It depends on the gap between your assessment and what comparable homes have actually sold for. We'll give you an honest read on your numbers during your free consultation before you commit to anything.
Free Case Review
Tell us about your assessment.
No obligation. No upfront cost to talk. We respond within 2 hours.
Confidential. No obligation. We typically respond within 2 hours.