Is your assessment out of line?
The 2026 window closed April 1, 2026. 2027 appeals are due April 1, 2027.
NJ Division of Taxation Chapter 123 table, tax year 2026. Verified August 9, 2026.
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Every town's 2026 average ratio
| Town | Average ratio | Lower limit | Upper limit | 2025 tax rate |
|---|---|---|---|---|
| Bethlehem Township | 91.30% | 100.00% * | 2.020 | |
| Glen Gardner Borough | 93.33% | 100.00% * | 2.056 | |
| Stockton Borough | 77.55% | 100.00% * | 2.054 | |
| Frenchtown Borough | 77.35% | 100.00% * | 2.731 | |
| Union Township | 73.66% | 99.66% | 2.196 | |
| Franklin Township | 65.88% | 89.13% | 3.005 | |
| Tewksbury Township | 62.92% | 85.12% | 2.518 | |
| Califon Borough | 60.15% | 81.37% | 3.897 | |
| Clinton Township | 59.16% | 80.04% | 3.104 | |
| Readington Township | 59.02% | 79.84% | 2.798 | |
| Lebanon Township | 58.68% | 79.38% | 2.968 | |
| Lebanon Borough | 58.17% | 78.71% | 2.775 | |
| Hampton Borough | 57.63% | 77.97% | 4.015 | |
| Raritan Township | 57.16% | 77.34% | 3.028 | |
| East Amwell Township | 55.72% | 75.38% | 2.620 | |
| Delaware Township | 55.47% | 75.05% | 2.882 | |
| Alexandria Township | 55.23% | 74.73% | 3.081 | |
| Bloomsbury Borough | 54.49% | 73.72% | 3.666 | |
| Holland Township | 49.83% | 67.41% | 3.346 | |
| Clinton Town Reassessment | not used for 2026 | 2.948 | ||
| Flemington Borough Reassessment | not used for 2026 | 2.735 | ||
| High Bridge Borough Reassessment | not used for 2026 | 3.324 | ||
| Kingwood Township Revaluation | not used for 2026 | 2.605 | ||
| Lambertville City Reassessment | not used for 2026 | 2.126 | ||
| Milford Borough Revaluation | not used for 2026 | 4.027 | ||
| West Amwell Township Reassessment | not used for 2026 | 2.128 |
Ranked by average ratio, highest first, then the 7 towns that revalued or reassessed for 2026, which have no range. The bar is the ratio on a scale of zero to 100.00%. An asterisk marks the 4 towns whose upper limit is held at 100.00%. The tax rate is dollars per $100 of assessed value, 2025.
The state table prints a ratio above 100.00% in Bethlehem Township at 107.41% and Glen Gardner Borough at 109.80%, and directs that any ratio over 100.00% be treated as 100.00% when an assessment is corrected, so the ratio column reads 100.00% for both. Their lower limits, 91.30% and 93.33%, are the ones the state prints, taken from those printed ratios, because N.J.S.A. 54:3-22 builds the common level range off the average ratio itself.
The 7 towns with no range this year
Chapter 123 is not used in the year of a revaluation or reassessment: the point of one is that assessments come out equal to market value, so there is no range left to test. These 7 districts are flagged on the county's 2026 Final Equalization Table, certified March 11, 2026:
- Clinton Town Reassessment
- Flemington Borough Reassessment
- High Bridge Borough Reassessment
- Kingwood Township Revaluation
- Lambertville City Reassessment
- Milford Borough Revaluation
- West Amwell Township Reassessment
An appeal in one of these towns argues that the new assessment overshot what the house would sell for. It is a value case, not a ratio case, and the filing deadline is May 1 rather than April 1.
Deadline and filing fee
As of August 9, 2026 there is nothing to file for 2026. That window closed April 1, 2026, or May 1, 2026 in a town that revalued or reassessed. The next Chapter 123 table is certified October 1, 2026 and covers appeals due April 1, 2027, or May 1, 2027 in a revaluation town. The rules below are the standing ones.
An appeal has to be received by the county board, not merely postmarked, by April 1 of the tax year, or 45 days after the town finishes its bulk mailing of assessment notices, whichever is later. In a town that revalued or reassessed, the date is May 1. A deadline that lands on a weekend or a legal holiday moves to the next business day. An appeal received late is dismissed.
| Assessed valuation | Fee |
|---|---|
| Assessment under $150,000 | $5 |
| $150,000 to under $500,000 | $25 |
| $500,000 to under $1,000,000 | $100 |
| $1,000,000 and up | $150 |
Filing fees are set by state statute and go to the county tax administrator. There is no fee to contest the denial of a veteran, senior citizen or disabled person deduction.
Where these numbers come from
Every figure here comes off two certified tables: the New Jersey Division of Taxation's Certification of Average Ratios and Common Level Ranges for Use in the Tax Year 2026, certified October 1, 2025 and amended January 30, 2026, and the Hunterdon County Board of Taxation's Final Equalization Table for the Year 2026, certified March 11, 2026.
N.J.S.A. 54:3-22 sets the common level range at the town's average ratio plus and minus 15 percent, and the state table's rule that a ratio over 100.00% counts as 100.00% governs the correction rather than the range, which is why the 2 towns printed above the ceiling top out at 100.00% but keep the lower limits their printed ratios produce.
The tool divides your assessment by the value you enter, compares the result to that range, calls anything within 2 percentage points of either edge too close to call, and prices any correction at the town's 2025 general tax rate per $100 of assessed value from the NJ DCA property tax tables.
This is arithmetic on public tables, not legal or financial advice: a county tax board decides a real appeal on evidence of what the property is worth, usually comparable sales, and it can raise an assessment as well as lower one.
Sources: NJ Division of Taxation Chapter 123 table , Hunterdon County 2026 Final Equalization Table , Hunterdon County Board of Taxation , NJ DCA property tax tables
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