Should I appeal my property taxes?
New Jersey tests every assessment against a statutory formula called Chapter 123. Enter your numbers and see whether your home looks over-assessed under that test, what a fair assessment and annual tax savings might look like, and the exact deadline and filing fee for your county — before you file Form A-1 with the County Board of Taxation.
Your property
True market value is what your home would sell for today — use a recent arm's-length sale price, or the average of 3–5 comparable sales near the October 1 assessment date. The average ratio is published per municipality by the NJ Division of Taxation; many towns that recently revalued assess near 100% of market. Find your town's current ratio on the NJ Division of Taxation Chapter 123 / Equalization tables. Your tax rate (e.g. 2.5 = $2.50 per $100 of assessed value) is on your tax bill.
Your Chapter 123 verdict
How the numbers break down
The Chapter 123 test (N.J.S.A. 54:51A-6). The county board first finds your property's true market value from your evidence, then computes the ratio of assessment to true value. It compares that to your municipality's average ratio and a common level range of that ratio plus or minus 15%. If your assessment-to-value ratio is above the upper limit of the range, the board reduces your assessment to true value × the average ratio. If it falls within the range, the assessment stands. If it falls below the lower limit, the board is obligated to raise your assessment to the common level — which is why appealing an under-assessed home can backfire.
Before you file — read this. This is an educational estimate, not legal, tax, or appraisal advice, and it does not by itself prove anything. To win you must prove true market value to the board, normally with 3–5 comparable sales (Form A-1 Comp. Sale) or a licensed appraisal. The board can increase an assessment it finds too low. Deadlines are strict and the appeal must be received by the board (not merely postmarked) by the cutoff. Confirm your current average ratio and your county's exact deadline and fee with your County Board of Taxation and the NJ Division of Taxation before filing Form A-1.