Should you file an assessment appeal? We are specialists who specialize in tax appeal appraisals. Our track record is proof you have the right team on your side. It’s been our opinion your tax appeal should be handled by professionals because your appeal is an overwhelming task and a “ad valorem hoop” they make you jump through.  If you are appealing your real estate property taxes or assessment or value of an Added Assessment, you will be required, at the time of the hearing, to present testimony from which the Board can determine the market value of your property as it stood on October I of the pretax year and the market value it would have had if the new improvements were completed at the time.   

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The Added Assessment should reflect the difference between the two values prorated for the number of full months remaining in the tax year after completion. Oh by the way, in the event the petitioner is a business entity other than a sole proprietor, the appeal must be handled by an Attorney-At-Law who can practice in the State of NJ. Again another overwhelming task called the “hoop” to jump through. See the scenario. Taxation without representation. 

They want you to think it’s easier to just pay the real estate taxes then fight the appeal with the right team. The New Jersey Legislation adopted a formula known as Chapter 123 in 1973 to test the fairness of an assessment. Once the Tax Board has determined the true market value of a property during an appeal, they are required to automatically compare the true market value to the assessment. You can file an appeal for 100% only in a revaluation or reassessment year. Any other year the County Board of Taxation finds that the ratio of assessed value to true value of property under appeal exceeds the fair market value equalized by 15% then the property owner has a case. In the past we have assisted NJ Certified Tax Assessors’ in performing Revaluations, Mass Appraisals for municipalities, Added and Re-assessments. We also specialize in the legal community for tax appeals, probate, bankruptcy, condemnation, divided interest and estate appraisals. We have appraised a vast amount of property types including: residential, commercial, investments, retail, office, industrial and vacant land are specialists in helping taxpayers reduce their taxes by properly preparing for a real estate tax appeal. 

We have performed real estate tax appeal appraisals for the in Bergen County Board of Taxation, Passaic County Board of Taxation, Hudson County Board of Taxation, Morris County Board of Taxation. Our appraisals assist taxpayers in properly preparing for a tax appeal hearing and/or NJ State Tax Court. We have performed ad valorem real estate tax appraisals since 1990 for various governmental bodies including County Boards of Taxation and NJ State Division of Taxation and State Tax Court.Appraisal-Values.Com recognizes the appeal process is made so ambiguous that tax payers become overwhelmed. We have developed a service that aids the property owner. It is essential taxpayers understand they must prove their assessment is unreasonable compared to a market value standard and that's where we are of valuable service. Your current assessment is by law assumed to be correct. You must overcome this presumption of correctness to result in an assessment change and Appraisal-Values.Com provides that service.

In order for an assessment to be deemed excessive or discriminatory, a taxpayer must prove an assessment does not fairly represent one of the two standards: Following a revaluation, all assessments must represent 100% of true market value as of the previous October 1. The October 1 pretax date is called the annual assessment date. All evidence submitted in a tax appeal must be on or near the assessment date, especially property sales used as comparables.

The other standard is the "common level" or common level range established in your municipality. To explain the common level range you must consider what happens following a revaluation or reassessment. Once a revaluation or reassessment is completed, external factors such as inflation, appreciation, and depreciation may cause values to increase or decrease at varying rates. Other factors such as physical deterioration may contribute to changes in property values. 

The State Division of Taxation annually conducts a fiscal year sales survey, investigating most property transfers that occur in your community, with your local assessor assisting. Every sale is compared individually to every assessment to determine an average level of assessment in a municipality. An average ratio is developed from a sampling of property sales to represent the assessment level in your community except certain assessors disqualify sales for NU#'s. In any year, except the year a revaluation or reassessment is implemented, the common level of assessment is the average ratio of the district in which your property is situated and is used by the Tax Board to determine the fairness of your assessment. 

Owners of rental income properties must supply an income statement at the time of filing on special forms provided by the Tax Board. Since the income generated by a property has a direct bearing on the owner’s ability to market the property, and therefore its value, this evidence may be useful in arguing both sides of an appeal.If you are dissatisfied with the judgment rendered by the Tax Board, you will have 45 days from the date your judgment was mailed to file a further appeal with the Tax Court of New Jersey. If your property is assessed for more than $750,000, you may file directly with the Tax Court by April 1st annually.
A taxpayer filing an appeal should consider the following questions.

     1.    What was the market value of my property last year?
     2.    Can I support my conclusion of market value with credible evidence prepared by an appraiser?
     3.    Is my property assessed in excess of its market value if a reassessment/revaluation? 

Count on us for your accurate assessment value. We are your tax appraisal specialists ready to handle your value. Call us at 201.370.1193 or email use at: need_appraisal@appraisal-values.com We will be pleased to help you ASAP.  

The Law is clear, in NJ appraisers must be licensed to practice appraising.  Your Realtor is not permitted to prepare an appraisal sorry no real estate agents!  The State of New Jersey forbids real estate sales licensees (Real estate agents) from appraising real estate in NJ.  Our appraisals are performed by qualified licensed, insured and certified residential or commercial appraisers in northern New Jersey.  Our professional appraisal services are not discounted by the courts but welcomed as informative professional opinions for litigation.  

Our offices are located in north Jersey and service only Bergen County, NJ, Passaic County, NJ, Morris County, NJ, Essex County, NJ Hudson County, NJ. This is it. We couldn't possibly estimate market value all over the entire state of New Jersey like some others we know. That's why we are the leading provider of forward looking real estate values, evaluations, valuations and revaluation and added assessments for the public, municipalities, mortgage lending institutions. Call us at 201.370.1193 or email use at: need_appraisal@appraisal-values.com We will be pleased to help you ASAP. We have full time experience in the real estate valuation business since 1990.