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

Direct answer: For tax year 2026, a regular Passaic County property tax appeal had to be filed on or after February 1, 2026 and received by April 1, 2026; Paterson homeowners had until May 1, 2026 because the county identified Paterson as the 2026 reassessment/revaluation municipality. File the original with the Passaic County Board of Taxation, 401 Grand Street, Room 105, Paterson, NJ 07505, with the filing fee, and serve copies on your municipal assessor and municipal clerk. (passaiccountynj.org)

How assessments work in Passaic County

Passaic County’s assessment system is municipal-first, county-supervised. Your local tax assessor values the land and improvements; the Passaic County Board of Taxation certifies assessments, supervises municipal assessors, certifies municipal tax rates, equalizes assessments among the county’s 16 municipalities, and hears assessment appeals. (passaiccountynj.org)

For a 2026 appeal, the valuation date is effectively October 1, 2025: your evidence should show what the property was worth then, not what it is worth today. The county tells homeowners not to file until after the February assessment card arrives, and Passaic’s own FAQ says comparable sales should generally be before October 1, 2025, with January 1–October 1, 2025 sales preferred when possible. (passaiccountynj.org)

Do not appeal because your tax bill is high or because school taxes rose. New Jersey appeals are about the assessment, not the budget. The key test is whether your assessment fairly represents market value under either the true-market-value standard or the Chapter 123 “common level range.” For 2026, the State published Passaic County municipal ratios such as Wayne 35.82% average / 30.45% lower / 41.19% upper, Clifton 31.87% / 27.09% / 36.65%, and Paterson 41.41% / 35.20% / 47.62%. (nj.gov)

The current cycle has one important local wrinkle: Paterson was listed by the county as the Passaic municipality with a 2026 revaluation or reassessment deadline, so Paterson appeals were due May 1, 2026; the rest of Passaic County used April 1, 2026. (passaiccountynj.org)

Whether you should appeal

Start with the math. Find your assessed value on the assessment postcard or county property search, then estimate true market value from 3–5 comparable sales before October 1, 2025. In Passaic County, the county points residents to its Property Tax Search Tool for assessment and sales research; Paterson’s assessor page similarly says recent sales in the assessment record search can help you choose comparable homes, but sales used for appeal should be before October 1 of the pretax year. (passaiccountynj.org)

A practical rule: divide your assessment by your best evidence of market value. If that ratio is above your town’s 2026 upper Chapter 123 limit, you may have an appeal. If it is inside the range, the Board generally will not reduce the assessment just because your neighbor pays less.

Worked Wayne example using the latest official published tax rate: Wayne’s 2025 general tax rate is 5.998 per $100 of assessed value. Suppose a Wayne home is assessed at $520,000, but three good sales support an October 1, 2025 market value of $1,200,000. The ratio is 43.33% ($520,000 ÷ $1,200,000), above Wayne’s 2026 upper limit of 41.19%. A Chapter 123 result could reset the assessment to the average ratio: $1,200,000 × 35.82% = $429,840. Reduction: $90,160. Estimated annual tax savings using Wayne’s 5.998 rate: $90,160 × 0.05998 = about $5,408. The filing fee for a $520,000 assessment would be $100, so the upside can be real if the evidence is strong. (nj.gov)

The State’s 2025 appeal report shows Passaic County had 1,285 county tax board appeals, including 528 residential appeals; dispositions included 373 assessment revised and 253 stipulated, with total assessment reductions of $49,597,925. The report does not publish a Passaic homeowner-only median reduction or success rate, so do not rely on anyone advertising one. (nj.gov)

Step-by-step how to file

1. Get the right form. For a regular assessment appeal, use Form A-1, Petition of Appeal, plus Form A-1 Comp. Sales, Comparable Sales Analysis Form when relying on comparable sales. For added or omitted assessments, use Form AA-1, Added/Omitted Petition of Appeal. The State form list identifies A-1, A-1 Comp. Sales, and AA-1 as the official local property tax appeal forms. (nj.gov)

2. Choose hearing type carefully. Form A-1 allows an in-person hearing, a virtual appeal hearing if the county offers it, or a summary hearing, meaning the Board decides on the written evidence without your appearance. Passaic’s posted 2026 notice says all 2026 tax appeal hearings are held at 930 Riverview Drive, Suite 200, Totowa, NJ, starting at 9 a.m.; if you want any non-oral option, confirm with the Tax Board before assuming a virtual or summary path is available in your case. (nj.gov)

3. File the original with the county. Send or hand-deliver the original petition and filing fee to: Passaic County Board of Taxation, 401 Grand Street, Room 105, Paterson, NJ 07505. Phone: 973-720-7399. Checks should be payable to Passaic County Tax Administrator. (passaiccountynj.org)

4. Serve the local offices. Passaic requires copies to the municipal assessor and municipal clerk. The county specifically warns that the assessor’s copy must be delivered to the assessor’s office or the appeal may be denied. Use the assessor and clerk addresses for your municipality—Clifton, Wayne, Paterson, Passaic City, West Milford, etc.—not the county address. (passaiccountynj.org)

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-only appeals are $25. No fee is required to appeal denial of listed deductions/exemptions such as senior/disabled, veteran, disabled veteran, or REAP benefits. (passaiccountynj.org)

6. Do not email evidence. Passaic states that evidence is not accepted by email or fax; evidence must be submitted in hard copy. Comparable sales evidence must reach the Tax Board and assessor at least 7 days before the hearing. (passaiccountynj.org)

What happens after

The proper appeal authority is the Passaic County Board of Taxation. Hearings are public, typically brief, and focused on evidence. You explain your property, your comparable sales, and your requested value. The municipality may appear through the assessor, appraiser, or municipal attorney. If you submit an appraisal, the appraiser must attend the hearing or the appraisal may not be considered. (passaiccountynj.org)

Passaic says adjournments are granted only for emergencies and must be requested in writing. The county also says no decision is rendered at the hearing; the judgment is mailed to the petitioner or attorney. Its FAQ states judgments are mailed within 30 days of the hearing date. If you disagree with the County Tax Board judgment, you generally have 45 days from the judgment date to appeal to the New Jersey Tax Court. Properties assessed over $1,000,000 may file directly with the Tax Court instead of the county board. (passaiccountynj.org)

Local tips

Use Passaic’s sales data, but verify it. The county’s Property Tax Search Tool is the starting point for block/lot, assessment, and comparable sales research. For Paterson, the city’s assessment search instructions say to print the record, look at the listed sales, and choose at least 3 and no more than 5 similar properties. (passaiccountynj.org)

Bring photos. Passaic specifically says a photo of your property will help. Photos are especially useful for condition problems that do not show up in sales data: old kitchens, foundation issues, steep lots, wetlands, flood concerns, or an unpermitted feature that a sale comparable lacks. (passaiccountynj.org)

Check relief programs even if you missed the appeal deadline. New Jersey’s 2026 property tax relief application deadline for the 2025 application is November 2, 2026. ANCHOR covers eligible homeowners with gross income up to $250,000; Senior Freeze is for eligible seniors and disabled residents; Stay NJ is for homeowners age 65 or older, subject to income limits and budget funding. Also check municipal deductions: $250 senior/disabled deduction, $250 veteran deduction, and the 100% disabled veteran exemption. (nj.gov)

If the regular 2026 deadline passed, plan ahead. As of August 12, 2026, the regular 2026 Passaic appeal window is closed except for special cases such as added/omitted assessments, which use Form AA-1 and are generally due by December 1. Your next ordinary assessment appeal target is the 2027 assessment card and the April 1 filing rule, unless your municipality has a revaluation/reassessment deadline.

Passaic County Property Tax Rate

There is no single countywide Passaic County property-tax rate; New Jersey publishes General Tax Rates by municipality. Latest official NJ Treasury General Tax Rates found: 2025 Passaic County municipal general rates per $100 of taxable assessed value are Bloomingdale 4.718, Clifton 6.129, Haledon 5.428, Hawthorne 3.144, Little Falls 3.496, North Haledon 3.187, Passaic City 4.258, Paterson 5.335, Pompton Lakes 4.131, Prospect Park 6.231, Ringwood 4.259, Totowa 2.934, Wanaque 4.541, Wayne 5.998, West Milford 4.214, and Woodland Park 3.435; the same source lists effective tax rates from 1.511% to 2.913%.

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

When Are Property Taxes Due in Passaic County?

Property taxes are due in four installments: February 1, May 1, August 1, and November 1. Four statutory installments: first, second, third, and fourth installments are listed in the New Jersey Division of Taxation 2026 Work Calendar under N.J.S.A. 54:4-66a.

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/treasury/taxation/pdf/pubs/workcalendar.pdf

Property Tax Exemptions in Passaic County

• $250 Senior Citizens and Disabled Persons Property Tax Deduction — 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, file timely, and meet the income threshold; certain surviving spouses/civil union partners may also qualify.. Annual $250 property tax deduction. Yes; file Form PTD and documentary proofs with the local assessor or tax collector, and file Form PD5 annually to maintain the deduction. Apply by Annual Form PD5 due on or before March 1 to maintain the deduction; initial application deadline not stated on the source page beyond filing timely.. (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 residents and own the property; certain surviving spouses/civil union/domestic partners may also qualify. Requirements must be met as of October 1 of the pretax year.. Annual $250 property tax deduction. Yes; file Form V.S.S. and documentary proofs with the local assessor or tax collector. (Source: https://www.nj.gov/treasury/taxation/lpt/lpt-veterans.shtml)
• 100% Disabled Veteran Property Tax Exemption — Honorably discharged veterans who are New Jersey residents, own and occupy the dwelling as their main home, and have VA certification of 100% permanent and total active-duty service-connected disability; certain surviving spouses/civil union/domestic partners may also qualify.. Full annual property tax exemption on the principal or primary residence. Yes; file Form D.V.S.S.E. and all documentary proofs with the local assessor. (Source: https://www.nj.gov/treasury/taxation/lpt/lpt-disabledvet.shtml)
• Active Military Service Property Tax Deferment — Servicepersons deployed or mobilized for active service in time of war, for property owned solely by the serviceperson or jointly with a spouse/civil union partner.. Defers the property tax bill during qualifying deployment/mobilization; deferred taxes are due 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)
• Farmland Assessment — Owners of at least 5 contiguous acres devoted to agricultural or horticultural use for at least two consecutive years before the tax year, meeting continued-use and gross-sales requirements.. Qualifying land is valued using farmland assessment/productivity values rather than ordinary non-farm value; rollback taxes can apply if land use changes. Yes; file Form FA-1 and FA-1 G.S. with the tax assessor, plus Form WD-1 if woodland is included. Apply by August 1 of the pretax year.. (Source: https://www.nj.gov/treasury/taxation/lpt/lpt-farmland.shtml)
• Senior Freeze (Property Tax Reimbursement) — Eligible senior citizens and disabled persons who meet residency, income, and age/disability requirements for each year from the base year through the application year.. Reimburses eligible applicants for property tax or mobile-home park site-fee increases on their principal residence. Yes; 2025 benefits are claimed through New Jersey’s combined Property Tax Relief application, Form PAS-1. Apply by 2026-11-02 for the 2025 application.. (Source: https://www.nj.gov/treasury/taxation/ptr/)

How to Look Up Your Property Record in Passaic County

You can look up your property's official record at https://www.taxdatahub.com/63c530ebf420705a76375c34/Passaic. The Passaic County Board of Taxation links this as its Property Tax Search Tool; it searches assessment records by town, owner name, property, block/lot/qualifier, class, sales date/price, building square footage, and year built.