If you are looking for a good NJ property tax appeal lawyer, you will find the professional you need at Curbelo Law.
Our New Jersey real estate attorney guide their clients effectively in all the complex procedures related to this matter. If you need help, call us immediately, we are ready to advise you.
Experienced NJ Property Tax Appeal Lawyer
Attorney Carolina T. Curbelo has more than 10 years of experience in all types of real estate matters, including advice for the reduction of tax obligations.
In addition to filing and processing real estate tax appeals, our attorney also has experience in:
- Negotiating tax reductions and agreements on redevelopment projects.
- Litigating the value of contaminated property.
- Assisting in due diligence for the acquisition of real estate.
- Assisting in the evaluation of correct sizing assessments in municipal-wide revaluations and reassessment.
- Obtaining and maintain farmland assessments.
- Defending omitted and added tax assessments.
- Getting real estate tax exemptions for non-profit organizations, related businesses, and churches.
In addition to this, at Curbelo Law we also have an experienced real estate litigation attorney in New Jersey. Therefore, they will be able to represent you in litigation in this matter.
Our Attorney Can Help With The Following:
- Commercial buildings.
- Vacant land.
- Funeral homes
- Residential real estate.
- Handling of property tax exemptions.
- Farmland assessments.
- Special purpose properties. For example, assembly plants and laboratories.
Advice On Comparable Properties And Their Valuation
Curbelo Law has provided comprehensive counsel to individual and business clients throughout New Jersey counties. The firm frequently provides services in:
1# Review Of Comparable Properties
Some commercial properties go decades without being able to sell. Therefore, valuations are usually based on:
- The opinions of appraisers in New Jersey home appraisals, and
- Based on information extracted from comparable home sales.
Usually, two parcels can look the same from the outside. However, they may be very different from the inside, or one of them may have a relevant problem. This means that these homes are not comparable for appraisal purposes.
Planning on selling a house in New Jersey? In our blog you will find the correct way to carry out this process.
2# Explanation On The Establishment Of Rates
Every municipality is different, but the average property tax rate in New Jersey is typically 2.4% of a home’s assessed value. This includes both the land and any type of improvement on the property.
- Often, the clients of Curbelo Law have not had a property revaluation for a long time.
- As a result, the appraised value of your real estate does not necessarily reflect current market value.
- However, what really matters when determining how much to pay is how the property compares to others in the city.
3# Filing Appeals
To appeal the assigned market value on a property, an applicable deadline established by New Jersey law must be met. Frequently, the deadline for this period will be April 1 or within 45 days of receipt of the evaluation.
After a careful review of the circumstances, Curbelo Law sends information about the property, comparable sales and other data to the:
- County Tax Board.
- Municipal clerk.
- Municipal assessor.
When seeking to lower the assessment of a commercial property, a NJ property tax appeal lawyer prepares a statement detailing the income and related expenses on the property.
- In certain cases, an agreement can be negotiated where the tax burden is reduced. Otherwise, our firm represents its clients in a hearing before the Tax Board.
- This is done to determine the relationship between the appraisal and the current market value.
- If this relationship is different enough from the community standard, then it would warrant a change.
How Can I Fight The Property Tax Increase In NJ?
Through an appeal to the County Board of Taxation, property tax increases can be fought against. However, the individual must demonstrate that its assessed value is unreasonable in comparison to the standard market value.
To appeal the assessment, the taxpayer must file Form A-1 and Form A-1 Comp. Sale before the County Board of Taxes.
Tax Appeals In New Jersey
Like most states in the US, New Jersey bases real estate taxes on the municipality’s assessment of the property.
- A tax appraiser from each municipality will be responsible for fairly appraising all properties based on their values.
- Since appraisers must assess all of the city’s homes, it is a complex and time-consuming task.
- For the most part, tax accountants do an excellent job of ensuring that assessments are accurate.
- However, due to the large amount of work they do, certain properties may not be fairly appraised.
If the appraisal is more than the fair market value of the property, then a NJ property tax appeal lawyer can file a tax appeal to challenge the appraisal.
At our firm, you will also be able to find NJ eminent domain attorneys willing to help you in these scenarios.
What Can I Expect On The Day Of My Tax Appeal?
Appearing before the County Board of Taxation can be an intimidating and confusing situation. As a result, the Tax Boards begin their procedures with a series of instructions, which are intended to show basic steps and specific rules.
The information contained in these instructions indicates:
- Who can testify, and
- What evidence can be submitted.
When it comes to scheduling tax appeal cases, New Jersey law gives County Boards of Taxes immense autonomy. In addition, this autonomy also allows them to determine an order in which their affairs are conducted.
Number of Appearances
Typically, most tax appeal matters are scheduled to be filed on a particular morning or afternoon. In this way, the city assessor and the attorney can minimize the number of appearances filed.
It should be noted that some counties will handle cases based on:
- A batch order, or
- A block.
The submission Of Evidence
Once each matter is reached, the Tax Board asks the taxpayer to submit their evidence first. During this time, the evidence to be submitted will be to prove the market value of the property.
- In most cases, the taxpayer should not include any comparable sales that are outside of the municipality where their property is located.
- Subsequent to the presentation of the taxpayer’s case, the municipality frequently presents its evidence.
- However, since the taxpayer has the burden of proof, the municipality is not required to present any proof.
In some cases, the municipality may consider placing the assessments on “rest” as long as the municipality:
- Does not have good evidence to support your assessment, or
- Does not believe that the taxpayer has met their burden of proof.
This is generally a good time for the taxpayer to discuss any concerns about the validity of comparable sales in their municipality.
How Can I Reduce My Property Taxes In New Jersey?
There are two ways to reduce property taxes in New Jersey, these are:
- Appealing the taxable value of your home, or
- Fulfilling certain requirements in the state.
As we saw previously, it is possible to appeal this tax matters. Therefore, we will explain the second option below.
New Jersey allows reduced property taxes if the following criteria are met:
Basic Rebates Or Credits For A Family Home
Most Garden State homeowners are entitled to a credit or refund that is a percentage of the first $10,000 in home taxes.
- This percentage will depend on the annual income of the owner. That is, the larger the amount of income you receive, the lower the percentage.
- Additionally, NJSA § 54:4-8.59 states that if annual income exceeds $250,000, the taxpayer will not qualify for any type of credit or refund.
Taxpayers Who Are War Veterans
Pursuant to NJSA § 54:4-3.30, the home of a totally disabled veteran will be exempt from property tax. The surviving spouse will also be exempt from this tax.
Also, a veteran who served actively in wartime can get a home tax credit of about $250. NJSA § 54:4-8.10 states that this credit is also available to the veteran’s unmarried surviving spouse.
Blind Or Disabled Individuals
Homeowners who are disabled or blind may qualify for a refund of their New Jersey property taxes. This is established by NJSA § 54:4-8.40.
Individuals 65 and older can get additional housing reimbursement, similar to blind or disabled individuals. However, this reimbursement depends on your earned income.
This is also provided by NJSA § 54:4-8.40.
Property Tax Freeze For Seniors
There are certain additional tax benefits if the individuals:
- Are 65 years of age or older, or receive some type of Social Security disability payment.
- Have lived in New Jersey continuously for 10 years or more.
- Have lived in their current home for at least 3 years.
- Are up-to-date on all their property taxes.
- Met certain income limitations.
If all of these are met, you may qualify for a refund of some property tax increases.
How Often Are NJ Property Taxes Reassessed?
Property tax in New Jersey is generally assessed annually by a local assessor and then filed with the County Board of Taxation. These data contain the compilation of the lists presented in January of each year.
Any changes that occur after that date will not be reflected in the file. An example of this is the transfer of ownership.
Contact An Experienced NJ Property Tax Appeal Lawyer
At our firm at Curbelo Law, you will be able to locate an experienced property tax appeal attorney in NJ. As a result, he will represent you regardless of your county.
Whether it is property appeals or any other real estate matter, please do not hesitate to contact us.
You can call us, send us an E-mail or if you prefer, schedule an appointment in our office in advance. The office is located in Ridgewood, New Jersey.