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Union Beach Borough assesses homes at or near full market value, so an appeal comes down to whether your assessment is more than your home would really sell for. Here's how to tell, and the 2027 deadline.
Monmouth County reassesses pretty much every town every year, and the county board's own handbook says the Chapter 123 ratio test doesn't apply except in seven of its 53 towns. Union Beach Borough isn't one of them. So the ratio arithmetic most of New Jersey uses doesn't really come into it here. The question's simply whether your assessment's more than your home would've sold for on October 1 of last year.
And the evidence that answers that is sales of genuinely similar homes nearby, close to that date. If they sold for less than your assessment, you've probably got a case. If they sold for about the same or more, an appeal's honestly not going to get anywhere.
Monmouth County is one of three New Jersey counties on the early calendar, along with Burlington and Gloucester. Appeals are due January 15, 2027, and that's two and a half months earlier than most guides'll tell you.
Now the petition has to be received by the county board by that date, so a postmark doesn't count. Copies also have to go to the town's assessor and its clerk, and missing one's enough to get an appeal dismissed. Also, your property taxes need to be paid up through the first quarter, or the board can dismiss it without a hearing.
Fortunately filing's cheap. It costs between $5 and $150, depending on your assessment: $5 under $150,000, $25 up to $500,000, $100 up to $1,000,000, and $150 above that.
Well, honestly, most people shouldn't. But in New Jersey a lot more people could win than actually try. When we ran the Chapter 123 test against recent sales in 302 towns, about 1 in 5 homes came out above the line, mostly because ordinary sale prices vary more than the legal range allows. Yet only about 1 in 267 homeowners filed a residential appeal in 2025.
So it's worth five minutes to check. Our free check looks up your home in the state's own records, applies Union Beach Borough's official ratio, shows you your line, and it'll show you what homes assessed like yours have actually sold for. If you're inside the range, it'll tell you pretty plainly not to bother.
And there's more on how the arithmetic plays out across the state in our New Jersey odds article.
Union Beach Borough's ratio comes from the New Jersey Division of Taxation's Table of Equalized Valuations for 2026, promulgated October 1, 2026, and that's the table county boards apply to 2027 appeals. Towns can challenge it in the Tax Court within 45 days, so a few ratios could still get revised, though most won't. The range rule is N.J.S.A. 54:51A-6, and the filing fees are N.J.S.A. 54:3-21.3. The deadlines, the copies, the payment rule and the Monmouth exceptions come from the Division's guide to tax appeal hearings and the Monmouth County Board of Taxation's handbook.
And the 1 in 5 figure's our own measurement of 73,771 sales in 302 towns in 2025 and 2026. The 9,524 residential appeals filed in 2025 is the Division's figure as it's been reported in the press, and we haven't read it in the original.
If you spot an error, please write to hello@propertytaxbuddy.com and we'll correct it and say what changed.