Monmouth Property Tax: Rates, Exemptions & Tax Board (2026)

The 2026 regular Monmouth County property-tax assessment appeal deadline was January 15, 2026; because that date has passed, the next regular residential assessment appeal deadline is expected to be January 15, 2027. File with the Monmouth County Board of Taxation, preferably through New Jersey’s online appeal system; paper filings go to Hall of Records, 1 East Main Street, Freehold, NJ 07728 and must be received by the deadline, not merely postmarked. (secure.njappealonline.com)

How assessments work in Monmouth County

Monmouth is not on the normal New Jersey April 1 appeal calendar. It operates under the Assessment Demonstration Program (ADP), which began in Monmouth for tax year 2014 and moved the regular county appeal deadline to January 15. The practical reason: assessment notices, appeals, judgments, budgets and tax rates are handled earlier so towns know appeal outcomes before final budgets and tax rates are set. (co.monmouth.nj.us)

In most Monmouth towns, your local municipal assessor is trying to maintain assessments at 100% of current market value every year, rather than letting values sit for years and then correcting them in a large revaluation. The county’s own ADP materials say annual reassessments are intended to revise assessments up or down to current market value, supported by a 5-year internal data-collection/verification cycle. (co.monmouth.nj.us)

The value date matters. For a 2026 assessment appeal, your proof generally had to show what your home was worth as of October 1, 2025. Monmouth’s guide says current-year sales are usually evidence for the next year’s appeal, and comparable sales should be submitted with the appeal or at least seven calendar days before the original hearing date. (secure.njappealonline.com)

One local wrinkle: Chapter 123 “common level range” math does not help in towns that are doing a current-market annual reassessment. Monmouth’s guide states that all towns except Allentown, Avon, Belmar, Manasquan, Marlboro, Millstone and Wall maintained assessments at current market value in the cited guide; those exception towns use the common-level analysis unless they are in a revaluation/reassessment year. Check your current notice and assessor because this list can change. (secure.njappealonline.com)

Whether you should appeal

Appeal the assessment, not the tax bill. A higher bill can be caused by school, municipal, county or open-space levies even when your assessment is fair. Monmouth’s Tax Board says your assessment is presumed correct, so you need credible market evidence showing the total assessment is too high. (co.monmouth.nj.us)

Start with three checks:

1. Property Record Card: Use Monmouth OPRS / the Tax Board Portal to check square footage, lot size, bathrooms, basement, finished attic, condition and permits. If the card says “modern” kitchen or bath and yours is dated, document it.
2. Sales, not neighbor assessments: Monmouth’s instructions are blunt: comparable assessments are not acceptable evidence; recent comparable sales are. Use 3 to 5 arm’s-length sales similar in location, size, age, style, condition and date. (co.monmouth.nj.us)
3. Ask whether the mistake is big enough: In a 100% annual reassessment town, you normally need to show market value below the assessment. In a Chapter 123 town, run the common-level-range test before paying a fee.

Worked example using an actual Monmouth rate: the county’s certified 2025 general tax-rate schedule shows Middletown Township at 1.614 per $100 of assessed value. If a Middletown home was assessed at $825,000 but credible October 1-market evidence supports $750,000, the possible reduction is $75,000. Estimated annual tax savings using that certified rate: $75,000 × 0.01614 = $1,210.50. Use your own municipality’s rate and the current year’s certified rate when available; Monmouth rates vary widely by town. (co.monmouth.nj.us)

Step-by-step how to file

1. Contact the assessor quickly. Monmouth’s FAQ tells homeowners who think the 2026 value is wrong to contact the assessor’s office first to confirm the Property Record Card is accurate. This can also lead to discussion or settlement evidence before a hearing. (secure.njappealonline.com)

2. Choose the correct form. For a regular residential assessment appeal, use Petition of Appeal, County Board of Taxation — Form A-1, plus comparable-sales information. The NJ Division of Taxation identifies Form A-1 and Form A-1 Comp. Sale for assessment appeals. For an added or omitted assessment, use Form AA-1, Petition of Appeal of an Added or Omitted Assessment; that deadline is generally December 1 or 30 days from the bulk mailing of added/omitted tax bills, whichever is later. (nj.gov)

3. File online if you can. Monmouth participates in the online appeal portal at secure.njappealonline.com. The county says electronic filings and evidence are automatically available to the Tax Board, assessor and municipal clerk, so no extra service copies are required when you use the online system. (secure.njappealonline.com)

4. If filing on paper, serve everyone. File the original with the Monmouth County Board of Taxation, Hall of Records, 1 East Main Street, Freehold, NJ 07728. Also serve copies, with attachments, on your municipal assessor and municipal clerk. Paper service errors can get an appeal dismissed. (secure.njappealonline.com)

5. Pay the filing fee. Fees are based on 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. Paper checks are payable to County Tax Administrator; the online portal states it accepts credit-card payment only. No fee is required for appeals contesting denial of the senior/disabled deduction, veteran deduction or disabled-veteran exemption. (co.monmouth.nj.us)

Email is for questions/support, not ordinary filing. The Tax Board lists Matthew Clark and Christopher Wong as contacts and gives mclark@co.monmouth.nj.us, Christopher.Wong@co.monmouth.nj.us, phone 732-431-7404, and fax 732-409-4890. Use the portal or paper filing unless the Board specifically instructs otherwise. (co.monmouth.nj.us)

What happens after

After filing, expect communication through the online appeal site and email you used to register. Monmouth’s FAQ says assessors commonly request interior photos and may request a physical or virtual internal inspection; if requested, you must permit inspection to continue the appeal. (secure.njappealonline.com)

Hearings are before the Monmouth County Board of Taxation. The county describes the Board as governor-appointed commissioners who hear assessment disputes; the municipality is the opposing party and is usually represented by the municipal attorney, with the assessor or appraiser appearing for the town. (co.monmouth.nj.us)

You do not always have to speak. At filing, Monmouth allows taxpayers to choose an in-person public hearing, a virtual appearance, or to proceed based on submitted evidence only. If you appear, you are sworn in, summarize your evidence, may be cross-examined by the municipality, can question the town’s evidence, and then the commissioner may ask follow-up questions. (secure.njappealonline.com)

For 2026 appeals, hearing notices were mailed in late January or early February and hearings were scheduled between February 1 and April 30, 2026. The Board’s 2025–2026 schedule listed tax-appeal judgment sessions on February 27, March 31 and April 24, 2026; state/Monmouth guidance says the Board generally must hear and determine appeals within three months of the filing deadline, with judgments issued shortly after. (secure.njappealonline.com)

If you lose, you generally have 45 days from the mailing/service date of the county judgment to file in the Tax Court of New Jersey. If the property assessment is over $1,000,000, New Jersey allows a direct Tax Court filing option, but many homeowners still start at the County Board. (co.monmouth.nj.us)

Local tips

Use TIARA before appeal season. Monmouth’s Tax Board Portal includes the Taxpayer Informal Assessment Review Application, designed to let owners submit information/photos before the assessment becomes binding. This is one of the most Monmouth-specific tools and can avoid a formal appeal. (co.monmouth.nj.us)

Check relief programs separately from appeals. An appeal can reduce assessed value; relief programs reduce what you pay or reimburse you. For 2026, New Jersey’s combined PAS-1 application covers Senior Freeze, ANCHOR and Stay NJ, with a November 2, 2026 filing deadline. Also check the $250 senior/disabled deduction, $250 veteran deduction, and 100% disabled-veteran exemption through your municipality. (nj.gov)

Do not rely on “success rate” mailers. Monmouth publishes searchable tax-appeal judgments and assessment data, but I did not find an official countywide 2026 success rate or median residential reduction. Treat any private flier’s win rate as advertising unless it shows the specific town, year, sample size and source.

Monmouth County Property Tax Rate

There is no single countywide homeowner rate. The latest official NJ Division of Taxation table found is 2025 General Tax Rates for Monmouth County, by municipality/taxing district, expressed as dollars per $100 of taxable assessed value. 2025 Monmouth general tax rates range from 0.379 in Loch Arbour Village to 3.547 in Allentown Borough; use the specific municipality/taxing district rate for the parcel.

Source: https://www.nj.gov/treasury/taxation/pdf/lpt/gtr/2025taxrates.pdf

When Are Property Taxes Due in Monmouth County?

New Jersey statutory property-tax installment due dates are quarterly: February 1, May 1, August 1, and November 1. Installments are quarterly; if final, estimated, or reconciled bills are mailed after the statutory mailing date, the payment date must be the later of the regular due date, any applicable municipal grace period, or 25 calendar days after the bills were mailed.

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 Monmouth 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 before October 1, own and occupy the home as of October 1 of the pretax year, file timely, and meet the income threshold; qualifying surviving spouse/civil union partners may also qualify.. Annual $250 property tax deduction. Yes, file Form PTD and documentary proofs with the local municipal assessor or tax collector; Form PD5 must be filed annually by March 1 to maintain the deduction. Apply by File with the assessor October 1–December 31 of the pretax year or with the tax collector January 1–December 31 of the tax year; annual PD5 due March 1.. (Source: https://www.nj.gov/treasury/taxation/lpt/lpt-seniordeduction.shtml)
• $250 Veterans Property Tax Deduction — New Jersey property owners who are honorably discharged veterans with active-duty U.S. Armed Forces service; surviving spouse/civil union/domestic partners may qualify if statutory conditions are met.. Annual $250 property tax deduction. Yes, file Form V.S.S. and documentary proofs with the local municipal assessor or tax collector. Apply by File with the assessor October 1–December 31 of the pretax year or with the tax collector January 1–December 31 of the tax year.. (Source: https://www.nj.gov/treasury/taxation/lpt/lpt-veterans.shtml)
• 100% Disabled Veteran Property Tax Exemption — Honorably discharged veterans with active-duty service who are New Jersey residents, own and occupy the dwelling as their main home, and have U.S. Department of Veterans Affairs certification of 100% permanent and total active-duty service-connected disability; qualifying surviving spouse/civil union/domestic partners may also qualify.. Full property tax exemption on the principal or primary residence. Yes, file Form D.V.S.S.E. and documentary proofs with the local municipal assessor. (Source: https://www.nj.gov/treasury/taxation/lpt/lpt-disabledvet.shtml)
• Senior Freeze / Property Tax Reimbursement — For the 2025 application, homeowners or mobile-home owners who were 65 or older on December 31, 2025, or actually receiving federal Social Security or Railroad Retirement disability benefits by that date, owned/lived in the home since December 31, 2022 or earlier, met property-tax/site-fee rules, and had income of $168,268 or less in 2024 and $172,475 or less in 2025.. Reimburses eligible increases in property taxes or mobile-home park site fees on the principal residence; homeowner reimbursement is current-year property taxes billed minus base-year property taxes billed. Yes, through the combined Property Tax Relief application for Senior Freeze, ANCHOR, and Stay NJ. Apply by 2026-11-02 for the 2025 application.. (Source: https://www.nj.gov/treasury/taxation/ptr/)
• ANCHOR Property Tax Relief Program — For 2025, New Jersey homeowners who owned and occupied a home as of October 1, 2025, with gross income up to $250,000; renters may also qualify under separate rules.. For 2025 homeowners: $1,500 if gross income is $150,000 or less; $1,000 if gross income is $150,001–$250,000, subject to the cap that total property-tax relief cannot exceed property taxes paid on the principal residence for the same year. Yes, through the NJ property tax relief application process; some under-65 filers may be auto-filed by the Division. Apply by 2026-11-02 for the 2025 application.. (Source: https://www.nj.gov/treasury/taxation/anchor/calculated.shtml)
• Stay NJ Property Tax Relief for Senior Citizens — For the 2025 tax-year application, homeowners aged 65 or older who owned and lived in the home for all 12 months of 2025, resided in a home subject to property taxes or P.I.L.O.T., and had income of $200,000 or less; renters and mobile-home owners are not eligible.. For 2027 payments on the 2025 tax-year application, maximum annualized benefits are $6,500 for income $0–$100,000; $5,000 for $100,000.01–$150,000; $4,000 for $150,000.01–$200,000; $0 over $200,000, subject to program rules and total-benefit caps. Yes, file Form PAS-1 to claim benefits from Senior Freeze, ANCHOR, and Stay NJ. Apply by 2026-11-02 for the 2025 PAS-1.. (Source: https://www.nj.gov/treasury/taxation/staynj/)

How to Look Up Your Property Record in Monmouth County

You can look up your property's official record at https://oprs.co.monmouth.nj.us/Oprs/TaxBoard/tbindex.aspx?idx=strt. Monmouth County Board of Taxation OPRS tax-board records can be searched by address, owner, or block/lot/year and include official tax-list/property classification, deduction, qualification, special-tax, and exemption-code information.