Atlantic Property Tax: Rates, Exemptions & Appeals (2026)

For the 2026 tax year, a regular Atlantic County assessment appeal had to be received by the Atlantic County Board of Taxation by Wednesday, April 1, 2026, at 4:00 p.m.—not merely postmarked. File online at MyNJAppeal.com or on paper with the Atlantic County Board of Taxation, County Government Complex, 5909 Main Street, 2nd Floor, Mays Landing, NJ 08330; the next regular residential appeal deadline is expected to be April 1, 2027, unless your town is on a revaluation/reassessment calendar or receives a later bulk-mailing date.

How assessments work in Atlantic County

Atlantic County’s tax appeal body is the Atlantic County Board of Taxation. The Board keeps the county assessment records, tabulates Atlantic County equalization tables, maintains sales data, and hears assessment appeals. Your actual assessed value, however, is set locally by your municipal assessor in Absecon, Atlantic City, Egg Harbor Township, Galloway, Hamilton, Ventnor, or whichever Atlantic County municipality your home is in.

For a 2026 assessment, the key valuation date is generally October 1, 2025. Your assessment notice is usually mailed in late January. Atlantic County says that if you did not receive the postcard, you should contact your municipal assessor for the 2026 assessed value.

New Jersey assessments are based on market value, but many Atlantic County towns are not assessed at exactly 100% of current market value every year. The appeal system uses the municipality’s average ratio and the “common level range” concept. In plain English: compare your assessment to what your home was worth on October 1 of the pretax year, then check whether the ratio is outside the acceptable range for your town. The county and state publish equalization data; the 2026 Atlantic County equalization table lists municipal ratios, and the county also publishes municipal tax-rate sheets.

For 2026 implementation, the New Jersey Division of Taxation’s approved revaluation/reassessment list did not list any Atlantic County municipality. That matters because the normal county-board appeal deadline was April 1, not the May 1 deadline that applies where a municipal-wide revaluation or reassessment is implemented.

Whether you should appeal

Appeal if your assessment is too high compared with market value, not simply because your tax bill increased. The Board’s own guidance says a taxpayer has a basis to appeal if the assessment exceeds what the property could reasonably sell for.

Start with three numbers:

1. Your total assessment from the postcard or the Atlantic County Property Assessment Data Search Hub.
2. Your town’s ratio from the equalization table.
3. Comparable sales in the same municipality, preferably recent, arm’s-length sales similar to your home.

For a typical owner-occupied house, comparable sales are usually stronger than comparing your assessment with a neighbor’s assessment. Atlantic County specifically says comparable sales should be in the same municipality, and that two or three truly similar sales can be better than five weak ones.

Published results are limited, so do not rely on “average savings” claims from mailers. The state’s 2025 property-tax-appeals summary shows 712 Atlantic County county-board appeals: 490 involved residential properties, 200 ended as stipulated judgments, 379 were dismissed without prejudice, and total appealed assessed value was reduced by $8,479,700. The state does not publish a homeowner-level median reduction in that report.

A realistic savings example: assume a home in Egg Harbor Township is assessed at $350,000, but strong comparable sales support $325,000. The assessment reduction would be $25,000. The latest county/state general tax-rate table available lists Egg Harbor Township’s 2025 general tax rate at 3.401 per $100 of assessed value. Estimated annual savings: $25,000 ÷ 100 × 3.401 = $850.25. Your actual result depends on the tax year’s final rate, whether the Board accepts your evidence, and whether the municipality cross-appeals.

Step-by-step how to file

1. Confirm the deadline. For regular 2026 Atlantic County appeals, the county posted April 1, 2026, 4:00 p.m. Added/omitted appeals are different: Atlantic County posted December 1, 2026, 4:00 p.m. and says a postmark is not sufficient.

2. Use the correct form. For a regular assessment appeal, use Petition of Appeal Form A-1 and the Form A-1 Instructions. For added/omitted assessments, use Petition of Added/Omitted Appeal Form AA-1. The state assessment-and-appeals page also identifies Form A-1 and the comparable-sales form as the standard forms.

3. Choose online or paper filing. Atlantic County says regular and added/omitted appeals can be filed and paid online at www.MyNJAppeal.com. After you create an account, you can upload evidence when filing or later, as long as it is uploaded by the evidence deadline.

4. If filing on paper, deliver it to the Board. Mail or hand-deliver the original petition with the fee to: Atlantic County Board of Taxation, County Government Complex, 5909 Main Street, 2nd Floor, Mays Landing, NJ 08330. In-office hours are Monday-Friday, 8:30 a.m.-4:00 p.m. The entrance and parking are in the rear, behind the Surrogate’s Office.

5. Serve the municipality. A copy must also go to the municipal assessor and municipal clerk for the town where the property is located. Keep a copy for yourself and bring one to the hearing if you are appearing.

6. Pay the filing fee. State Form A-1 instructions list the county-board filing fee by assessed value: under $150,000 = $5; $150,000 to under $500,000 = $25; $500,000 to under $1,000,000 = $100; $1,000,000 or more = $150. Classification appeals are $25. Checks for paper filings are payable to County Tax Administrator. No fee is required to appeal denial of the listed senior/disabled or veteran deductions.

7. Do not use email as your filing plan. Atlantic County publishes an email for Board communications and adjournment requests, but the official filing methods shown for appeals are online filing and paper filing received by the Board. Unless the Board gives you written instructions otherwise, do not assume an emailed petition is filed.

What happens after

Atlantic County hearings are usually held at the Historic Courthouse / Board of Taxation office at 5909 Main Street in Mays Landing. The county’s 2026-27 meeting notice identified several tax-appeal hearing dates in May and June 2026, and the appeal-process page says hearings are usually scheduled between April and September. You should receive at least 10 days’ notice of the date and time.

At the hearing, you and any witnesses sit at one table. The municipal attorney, assessor, and any municipal witness sit at the other. One or more Tax Board Commissioners and staff sit at the front. You are sworn in, explain your property and comparable sales, and answer questions from the commissioners or municipal attorney. Then the municipality can present its evidence, and you may ask questions.

There is also a non-oral option on the current Form A-1: a Summary Hearing, where you ask the Board to decide on the evidence you submit without your appearance. Use that carefully. The instructions warn that if your comparables are meaningfully different, you will not be there to explain them; if you submit an appraisal, the Board can require the appraiser and taxpayer to appear.

Evidence must be filed with the Board and served on the assessor and clerk at least seven calendar days before the hearing; Atlantic County’s online guidance says uploaded evidence must be in by 4:00 p.m. seven days before the scheduled hearing. After the hearing, the commissioners review the evidence and usually mail the judgment within about two weeks. If you lose or disagree, you generally have 45 days from the judgment mailing date to appeal to the Tax Court of New Jersey.

Local tips

Check relief programs before assuming an appeal is the only path. New Jersey’s current property-tax relief programs include ANCHOR, Senior Freeze, and Stay NJ, with the 2025 application deadline posted as November 2, 2026. Also check the $250 senior/disabled deduction, $250 veteran deduction, and the 100% disabled veteran property-tax exemption if those may apply.

Use Atlantic County’s own sales tools. The Board posts usable comparable-sales lists and a Property Assessment Data Search Hub. For residential appeals, focus on same-town sales close to October 1, 2025, similar in location, size, age, condition, and property class.

Finally, keep taxes current. New Jersey Form A-1 instructions state that a taxpayer filing an assessment appeal must pay taxes and municipal charges due through the first quarter, unless the county board relaxes that requirement.

Atlantic County Property Tax Rate

No single countywide homeowner tax rate applies across Atlantic County; the latest official Atlantic County Board of Taxation schedule found is the 2025 municipal General Tax Rate, stated as dollars per $100 of assessed value, with Effective Tax Rate in parentheses: Absecon City 3.517 (2.410); Atlantic City 3.380 (2.155); Brigantine City 1.953 (1.084); Buena Borough 3.408 (2.708); Buena Vista Township 3.018 (2.187); Corbin City 2.247 (1.355); Egg Harbor City 5.568 (3.124); Egg Harbor Township 3.401 (2.284); Estell Manor 2.949 (1.890); Folsom Borough 2.349 (1.637); Galloway Township 3.390 (2.083); Hamilton Township 3.520 (2.179); Hammonton Town 2.817 (2.066); Linwood City 3.929 (2.746); Longport Borough 1.111 (0.698); Margate City 1.787 (0.920); Mullica Township 3.966 (2.369); Northfield City 3.778 (2.631); Pleasantville City 5.421 (3.392); Port Republic 3.804 (2.039); Somers Point City 3.722 (2.308); Ventnor City 2.824 (1.597); Weymouth Township 3.108 (1.916).

Source: https://www.atlanticcountynj.gov/home/showpublisheddocument/23437/638924070321400000

When Are Property Taxes Due in Atlantic County?

New Jersey property taxes for calendar-year municipalities are payable in four installments: February 1, May 1, August 1, and November 1. Quarterly installments; the first two installments are based on the prior year's final levy/second-half levy and the third and fourth installments reconcile the current-year levy, under New Jersey tax-billing guidance.

This is not the same as the assessment appeal deadline above. The appeal deadline is your window to contest your assessed value; the payment due date is when the resulting tax bill must be paid. Missing one does not affect the other, but missing either has real consequences — one forfeits your right to appeal for the year, the other can trigger penalties and interest.

Source: https://www.nj.gov/dca/dlgs/programs/tax_collector_docs/guidetocalcesttaxes.pdf

Property Tax Exemptions in Atlantic County

• $250 Senior Citizens and Disabled Persons Property Tax Deduction — New Jersey homeowners age 65 or older, or disabled, who have been New Jersey residents for at least one year, own and occupy the home as of October 1 of the pretax year, meet the income threshold, and file required forms; certain surviving spouses/civil union partners may also qualify.. Annual $250 property tax deduction. Yes; file Form PTD with documentary proofs with the local assessor or tax collector, and file Form PD5 annually to maintain the deduction. Apply by Annual PD5 continuation statement due on or before March 1; initial application deadline not specified on the source page.. (Source: https://www.nj.gov/treasury/taxation/lpt/lpt-seniordeduction.shtml)
• $250 Veterans Property Tax Deduction — Honorably discharged veterans with active duty military service who are New Jersey legal residents and own the property as of October 1 of the pretax year; eligible surviving spouses/civil union/domestic partners may also qualify.. Annual $250 property tax deduction. Yes; file Form V.S.S. and documentary proofs with the local assessor or tax collector. Apply by Eligibility requirements must be met as of October 1 of the pretax year; source page does not state a separate filing deadline.. (Source: https://www.nj.gov/treasury/taxation/lpt/lpt-veterans.shtml)
• 100% Disabled Veteran Property Tax Exemption — Honorably discharged veterans who are New Jersey legal residents, own and occupy the dwelling as their main home, and have a U.S. Department of Veterans Affairs certification of active-duty service-connected 100% permanent and total disability; eligible surviving spouses/civil union/domestic partners may also qualify.. Annual exemption from property tax on the qualifying principal residence. Yes; file D.V.S.S.E. and documentary proofs with the local assessor. (Source: https://www.nj.gov/treasury/taxation/lpt/lpt-disabledvet.shtml)
• Active Military Service Property Tax Deferment — A serviceperson deployed or mobilized for active service in time of war, for qualifying property owned solely by the serviceperson or jointly with a spouse/civil union partner.. Deferment of property tax bill while deployed or mobilized; deferred taxes are due within 90 days after deployment/mobilization ends. Yes; file Form AMSPTD and documentary proofs with the municipal tax collector; an authorized person may apply on the serviceperson's behalf. (Source: https://www.nj.gov/treasury/taxation/lpt/lpt-activemilitary.shtml)
• Senior Freeze / Property Tax Reimbursement — For the 2025 application year, eligible homeowners or mobile homeowners who were 65 or older on December 31, 2025, or were receiving federal Social Security disability or Railroad Retirement disability benefits on or before December 31, 2025; owned and lived in the home since December 31, 2022 or earlier; met the property-tax and income requirements; and were not otherwise ineligible.. Reimburses eligible increases in property taxes over the applicant's base year, subject to program rules and State Budget appropriation. Yes; file the combined Property Tax Relief application/Form PAS-1. Apply by November 2, 2026 for the 2025 application.. (Source: https://www.nj.gov/treasury/taxation/ptr/eligibility.shtml)
• ANCHOR Property Tax Relief — For 2025, New Jersey homeowners who owned and occupied a home as of October 1, 2025 and had gross income up to $250,000; renters have separate eligibility, but this entry is focused on homeowner relief.. For 2025 homeowners: $1,500 if gross income is $150,000 or less; $1,000 if gross income is $150,001 to $250,000; total property-tax-relief benefits cannot exceed property taxes paid on the principal residence for the same year. Yes, if not automatically filed by the Division of Taxation; eligible homeowners file the Property Tax Relief application as directed by the state. Apply by November 2, 2026 for the 2025 application.. (Source: https://www.nj.gov/treasury/taxation/anchor/calculated.shtml)

How to Look Up Your Property Record in Atlantic County

You can look up your property's official record at https://www.atlanticcountynj.gov/government/county-government/board-of-taxation. The Atlantic County Board of Taxation page links to the Property Assessment Data Search Hub for property information such as assessments, owners, and sales data, and the Board states its tax list books include owner names, addresses, block and lot numbers, and assessments.