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Bergen County's assessment ratio means effective tax rates are low — but incorrect appraisals still cost money. Ownwell manages the appeal with no upfront cost.
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Frequently Asked Questions
How do I appeal my Bergen County property tax assessment?
File a complaint with the Bergen County Board of Taxation by April 1 — or 45 days from the date your assessment notification is mailed, whichever is later. Forms must be hand-delivered or mailed to Two Bergen County Plaza, Room 370, Hackensack. Call 201-336-6300. You must appear in person at your hearing unless an attorney appears on your behalf. If relying on a professional appraisal, deliver copies to the assessor and all Board members at least 7 days before the hearing. For properties assessed above $750,000, you may file directly with the NJ Tax Court by April 1. Ownwell manages the appeal and only charges if you save.
What is the Chapter 123 equalization ratio and why does it matter?
New Jersey's Chapter 123 formula compares your assessment to your municipality's average ratio of assessed value to true market value. If your assessment-to-true-value ratio exceeds the average ratio by more than 15 percent, the Board automatically reduces it to the common level. But if your ratio falls below the common level, the Board can raise your assessment. This means a property owner appealing a perceived overassessment must ensure their evidence of market value doesn't actually reveal an underassessment relative to the town's ratio.
How does New Jersey's inheritance tax affect Bergen County estates?
New Jersey still has an inheritance tax even though the estate tax was eliminated in 2018. Class A beneficiaries — spouse, children, grandchildren, parents — are fully exempt. Class C beneficiaries (siblings, sons- or daughters-in-law) pay 11 to 16 percent. Class D beneficiaries (everyone else, including unmarried partners and friends) pay 15 to 16 percent. For Bergen County estates with significant assets — particularly real estate in one of the most expensive markets in the country — the inheritance tax can be a meaningful consideration for non-exempt heirs.
How does the Bergen County Surrogate's Court work for probate?
The Surrogate's Court at Two Bergen County Plaza, Suite 5000, Hackensack (201-336-6700) handles uncontested probate without requiring an attorney. Bring the original will, a certified copy of the death certificate with raised seal, and next-of-kin information. The process typically takes under an hour and costs $100 to $200. The Surrogate cannot issue letters until 10 days after death. Small estates — $50,000 or less to a surviving spouse, or $20,000 or less with no surviving spouse — qualify for simplified affidavit procedures. A probate guide is available in English, Korean, and Spanish.
What property tax relief programs are available in Bergen County?
New Jersey's ANCHOR program provides direct relief to both homeowners and renters. The Senior Freeze (Property Tax Reimbursement) reimburses qualifying seniors 65 or older for property tax increases above a base year — effectively locking in their bill at a prior level. Bergen County's Division of Senior Services (201-336-7452) can connect residents with available programs.
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