Union County's average residential property tax bill is $12,047 a year β 22% above the New Jersey average. If your assessment is too high, you're overpaying on every one of those dollars. We can help you fix that.
β Free savings pre-check - in under a minute, find out whether you're fairly assessed or overpaying
β Appeals made easy - a guided platform with a licensed tax consultant's review gets you filed in about an hour, not days
β We tell you when not to file - if your assessment already sits inside your town's common level range, we say so before you pay us a dollar
$129 per property, per tax year. Your Union County filing fee ($5-$150 by assessed value) is paid separately to the county and is not refundable.
Next deadline: April 1, 2027.
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Union County's average residential property tax bill is $12,047 a year β 22% above the New Jersey average. If your assessment is too high, you're overpaying on every one of those dollars. We can help you fix that.
β Free savings pre-check - in under a minute, find out whether you're fairly assessed or overpaying
β Appeals made easy - a guided platform with a licensed tax consultant's review gets you filed in about an hour, not days
β We tell you when not to file - if your assessment already sits inside your town's common level range, we say so before you pay us a dollar
$129 per property, per tax year. Your Union County filing fee ($5-$150 by assessed value) is paid separately to the county and is not refundable.
Next deadline: April 1, 2027.
Here is how your property tax bill is built:
Which means every $10,000 of assessed value you should not be carrying costs you about $410 a year. Not once β every year, until someone corrects it.
Your municipal assessor mails your assessment notice by February 1. It is not a bill and it is not an appraisal. It is an opinion of what your property was worth on a single date, produced by a model that has never been inside your house. When that opinion is too high, you pay the difference.
You have the right to challenge it. Fewer than 5% of owners do β because the process is confusing, the deadline is short, and the evidence New Jersey requires is not sitting in a drawer at home.
That is what TaxDrop One is for. It is our self-guided platform, and for Union County it gives you:
And one thing no other state needs: we run the Chapter 123 test before you pay us. If your assessment already sits inside your town's common level range, we tell you to keep your money β because in New Jersey, filing a weak case can move your number the wrong way. Enter your address and find out which side of that line you are on.
Start with who does what. Union County does not set your assessment β your municipality does, all 21 of them, separately. Union Township, Elizabeth, Linden and Westfield each run their own assessor's office and their own relationship to true market value. The Union County Board of Taxation only hears the appeal. New Jersey has no county assessor.
That split is why "my taxes went up" is not an appeal. New Jersey does not decide these cases on your tax bill, and not on your market value alone either. It decides them on a ratio test written into N.J.S.A. 54:3-22 β Chapter 123 β and your town's number is what makes or breaks the case.
Every October 1 the Division of Taxation certifies an average ratio for each of Union's 21 taxing districts, plus a common level range running 15% either side of it. For tax year 2026 those ratios ran from 8.89% in Union Township to 100.10% in Winfield Township. The same $175,000 assessment means completely different things in those two towns.
Divide your assessment by what your home would actually sell for. Above the upper limit, the board reduces your assessment to true value multiplied by the average ratio. Inside the range, nothing moves β however over-assessed the property feels. Below the lower limit, the board is required by statute to raise your assessment.
Summit's 2026 figures make it concrete. Average ratio 30.81%, range 26.19% to 35.43%. On a $175,000 assessment you need a true value under roughly $493,900 before the board can touch it. At $600,000 you are inside the range and the answer is no. Above roughly $668,200, filing costs you money rather than saving it.
This is the part most Union County homeowners get wrong, and it is the reason a weak New Jersey appeal is worse than no appeal at all.
Municipal assessors value roughly 129,000 residential line items across the county using mass appraisal models. Those models work on averages. They do not see the deferred maintenance, the dated interior, the traffic on your side of the street, or the fact that the three sales driving your valuation came out of a stronger pocket of town.
Ratios drift too. A municipality that has not revalued in years watches its average ratio fall as the market moves, and individual assessments inside that town fall out of line with each other at different speeds. When your town does order a district-wide revaluation, Chapter 123 does not apply at all that year β the board goes straight to true value, and the assessment you have lived with for a decade gets reset in one notice.
New Jersey also runs on a valuation date you cannot see from today's listings. Your 2027 assessment is an opinion of what the property was worth on October 1, 2026. Arguing this season's market at a Union County hearing is the fastest way to lose one.
New Jersey takes comparable sales. It does not take comparable assessments. The "my neighbor's identical house is assessed for less" argument works in Texas and Georgia; in New Jersey it is inadmissible, and homeowners walk into hearings with it every year.
You may submit up to five comparable sales. If they are not attached to the petition, they have to reach the assessor, the municipal clerk and the board at least seven days before the hearing. Late evidence is not evidence.
An assessment you do not challenge is not a neutral event. It is the baseline every future year is built on, and in Union County it is attached to some of the highest tax rates in the country. A Union homeowner who takes $1,000 a year off their bill and holds it saves $10,000 over a decade β on a bill that already averages $12,047.
Your assessment is not final. New Jersey gives you one narrow window a year to challenge it, and for tax year 2027 that window closes on April 1, 2027. Miss it and the number stands for the whole year.
TaxDrop One is $129 per property, per tax year. Your Union County filing fee β $5 to $150 by assessed value β is paid separately and directly to the Union County Tax Administrator, and it is not refundable. New Jersey is the only state we serve that charges you to file, which is one more reason to know whether you have a case before you start.
The published state data is worth reading before you decide. Union County's average residential property tax bill was $12,047 for tax year 2024, 3th highest of New Jersey's 21 counties, against the $9,898 statewide average. Inside the county the spread is enormous: $4,149 in Winfield Township, $18,977 in Summit. The average Class 2 residential assessment on the 2025 roll is $292,289, with a median of $182,200 across roughly 129,000 residential parcels.
21 municipalities, 21 average ratios, 21 different answers to the question of whether you have a case. That is the work.
Sign up and TaxDrop handles the paperwork, the evidence, and the filing. It takes less than 3 minutes to enroll.
Step 1: Read Your Assessment Notice
Your municipal assessor mails it by February 1. It shows your land and improvement assessment for the coming tax year β not a tax bill, and not a market value.
Step 2: Run the Chapter 123 Test
Divide your assessment by what the property would sell for, and compare that to your municipality's common level range in the Division of Taxation's Chapter 123 certification. This is the step that decides whether you have a case at all. Above the range you can win; inside it you cannot; below it the board must raise you.
Step 3: Talk to Your Municipal Assessor
The assessor sets the number, not the county. An informal conversation with photos and sales in hand resolves some Union County disputes before a petition is ever filed.
Step 4: File Form A-1
File the original with the Union County Board of Taxation by April 1, with your filing fee, and serve copies on your municipal assessor and municipal clerk. Union accepts online filings.
Step 5: Get Your Comparable Sales In
Up to five sales, valued as of October 1 of the prior year. If they were not attached to the petition, they must reach the assessor, the clerk and the board at least seven days before the hearing.
Step 6: The Hearing
The Union County Board of Taxation hears the case after the April 1 deadline β under N.J.S.A. 54:3-26 the board must complete hearings and render judgment by June 30, unless it obtains an extension from the Director. You can request a Summary Hearing and have it decided on the papers instead β unless you are submitting a formal appraisal report, in which case both you and the appraiser must attend.
Step 7: Judgment
The board issues a judgment that adjusts your assessment for the tax year. If you disagree, you have 45 days to appeal to the Tax Court of New Jersey.
Union County at a glance:
Source: NJ Division of Taxation, MOD-IV Average Residential Tax Report (TY2024), the 2026 Chapter 123 certification, and the 2025 MOD-IV assessment roll.
Filing Deadlines (tax year 2027):
Filing Fee (paid to the county, non-refundable):
Check payable to the Union County Tax Administrator, submitted with the petition. New Jersey is the only state TaxDrop serves that charges to file.
Required Documents:
Where to Submit:
File the original with the Union County Board of Taxation, 300 North Avenue East, Westfield, NJ 07090, and serve a copy on both your municipal assessor and your municipal clerk. The board asks filers to use its online system where possible.
If your assessed value exceeds $1,000,000 you may skip the county board and file directly with the Tax Court of New Jersey.
Official resources:
A: April 1 of the tax year β April 1, 2027 for the 2027 tax year β or 45 days after your municipality finishes mailing its assessment notices, whichever is later. If your town completed a district-wide revaluation or reassessment, the date moves to May 1. The petition must be received by the Union County Board of Taxation by that date, not postmarked.
A: Yes, and this is specific to New Jersey. Under N.J.S.A. 54:3-22, if the ratio of your assessment to your property's true value falls below your municipality's common level range, the county board is required to increase the assessment to the average ratio. It is not a discretionary risk β it is a statutory instruction to the board. This is why the Chapter 123 test comes before the decision to file.
A: Chapter 123 (N.J.S.A. 54:3-22) is New Jersey's ratio test. Each October 1 the Division of Taxation certifies an average ratio of assessment to true value for every municipality, with a common level range 15% either side of it. If your own ratio is above the upper limit, the board reduces your assessment to true value times the average ratio. If it is inside the range, the assessment stands. If it is below the lower limit, the board raises it. Chapter 123 does not apply in a year your municipality completed a district-wide revaluation or reassessment.
A: In the Division of Taxation's annual Chapter 123 certification. For tax year 2026 Union's 21 districts ranged from 8.89% in Union Township to 100.10% in Winfield Township, with ratios above 100% treated as 100%. The ratios that govern a 2027 appeal are certified on October 1, 2026.
A: The county filing fee is set by your assessed value: $5 under $150,000, $25 up to $500,000, $100 up to $1,000,000, and $150 at or above $1,000,000. It goes in with the petition, made out to the Union County Tax Administrator, and it is non-refundable. New Jersey is the only state TaxDrop serves that charges to file. TaxDrop One is $129 per property, per tax year, separate from that county fee.
A: Comparable sales, up to five of them, reflecting value as of October 1 of the year before the tax year. Comparable assessments are not admissible evidence of value in New Jersey. Photographs, repair estimates and condition documentation support the sales but do not replace them. If the comparables are not attached to the petition, they must reach the assessor, the municipal clerk and the board at least seven days before the hearing.
A: The Union County Board of Taxation, at 300 North Avenue East in Westfield. Note the division of labor: your municipal assessor sets the assessment, the county board hears the challenge. New Jersey has no county assessor. If your assessed value exceeds $1,000,000 you may bypass the board and file directly with the Tax Court of New Jersey.
A: Not necessarily. You can check "Summary Hearing" on Form A-1 and have the board decide on the evidence you submit. The exception is a formal appraisal report β if you submit one, both you and the appraiser have to appear.
A: Summit's 2026 average ratio is 30.81%, with a common level range of 26.19% to 35.43%. If the property would sell for $450,000, your ratio is 38.9% β above the upper limit β so the board reduces the assessment to $450,000 times 30.81%, or about $138,600. That is roughly $36,400 of assessed value removed. If the property would sell for $600,000 instead, you are inside the range and nothing changes.
A: Union's average residential bill was $12,047 for 2024, 3th highest of New Jersey's 21 counties, against a state average of $9,898. It is a function of 21 municipalities each funding their own schools and services on a local levy. That structure is not something an appeal changes β but a high rate is exactly what makes an inflated assessment expensive, because every dollar of excess assessed value is multiplied by one of the highest tax rates in the country.
A: Yes. The same Form A-1 and the same Chapter 123 test apply to rental and commercial property. Income-producing property brings an additional evidence path, and the county board can request an income and expense statement. TaxDrop One works for owner-occupants, landlords and investors alike.
A: New Jersey county boards do not have a general good-cause extension the way some states do. A late petition is dismissed, and you wait for the next assessment notice. The practical answer is to start when the notice arrives, not in the last week before the deadline.
A: Enter your property address at TaxDrop.com. We pull your municipality's Chapter 123 numbers and your assessment, run the ratio test, and tell you whether an appeal can actually move your number. If it can, TaxDrop One gives you the Form A-1, the comparable sales package, the hearing talking points and a licensed tax consultant review for $129 per property, per tax year.