Ocean County

Home > New Jersey > Ocean

Ocean County, New Jersey

101 Hooper Avenue
P.O. Box 2191
Toms River, New Jersey 08753

Tel: 732-244-2121
Fax: 732-506-5000

County Website: Ocean county
Assessor Website: Ocean county assessor

Ocean County Property Assessment Adjustment Instructions

1. If you believe that the value assigned to your property by the county assessor is incorrect, you have the right to file an appeal.
2. Most tax assessment appeals are required to be filed with the County Tax Board.
3. Appeals generally must be filed on or before April 1st, or within 45 days of the mailing of the Assessment Notice, or May 1st for areas where municipal-wide reassessment or reevaluation has been performed
4. After the appeal is filed, a hearing in front of the County Tax Board is scheduled, typically between May and July.
5. Properties assessed over $1 million, or the added or omitted assessment exceeds $750,000 allow you to file directly with the New Jersey Tax Court.
6. Prepare evidence before the hearing. Evidence at the County Tax Board is due seven days before the property assessment hearing.
7. If expert testimony will be used at the hearing, a copy of the appraisal report must be served on the tax assessor and each County Tax Board member at least 7 days before the scheduled hearing.
8. The County Tax Board provides hearings and decisions for all properties within three months of the filing deadline unless extended by the New Jersey Division of Taxation.
9. If an unsatisfactory result is received, an appeal of the decision may be made to the New Jersey Tax Court and filed within 45 days from the date the decision was mailed.
10. For more information about the appeals process, contact the county tax board at (732) 929-2008

The filing fee for tax assessment appeals at the County Board level depend upon the assessed value: -$5 filing fee for a property assessed under $150,000 -$25 filing fee for a property assessed between $150,000 – $500,000 -$100 filing fee for a property assessed between $500,000 and $1,000,000

Here's how to lower your property taxes in Ocean county

Contact the county assessor

Contact the Ocean county tax assessor's office and ask for a review of the property's value. Visit the Ocean county assessor's website to find the phone number to call. If the assessor determines that your property is worth less than the value on which your taxes are based, your property taxes may be lowered.

Tax exemptions

Start by finding what your tax bill is. Typically you will find your tax bill information on your mortgage statement. Look for tax exemptions or credits that you may be eligible for. Many states and localities offer exemptions or credits for homeowners who meet certain criteria, information such as being over a certain age or having a low income. Ocean county may have these types of exemptions available for homeowners. These exemptions and credits can lower the property tax you owe.

Appeal tax assessment

Appeal the property tax assessment. If you believe that your property's value has been overestimated, you can typically appeal the assessment to your Ocean county tax assessor's office. This is part of the services that your assessor's office provides. You will need to provide evidence to support your claim, such as a recent appraisal or sales data for comparable properties and homes in your area. Usually, you will meet with the Board of Equalization. If your appeal is successful, your property taxes may be lowered.

Challenge the tax rate

Consider challenging the tax rate. In some cases, the amount of property taxes you owe is not based on the value of your property, but on the tax rate set by your local government. If you believe that the tax rate is too high, you can contact your Ocean county government and ask them to consider reducing it.

Property Tax Rules

Stay up-to-date on your property's value and property tax rules. For the purpose of lowering your Ocean county property tax, property value is the assessed property value and not the market property value. Assessed property value is used for taxation purposes while market property value is what a buyer and seller would likely agree on. Typically the assessed value is lower than the market value. Your property's value can change over time due to a variety of factors, such as changes in the local real estate market or improvements you make to your property. To ensure that your property taxes are accurate and fair, it is important to stay informed about your property's value and contact Ocean county local tax assessor's office if you believe there has been a significant change.

Keep in mind that property tax laws and regulations can vary, so it is important to consult with your Ocean county New Jersey tax assessor's office for specific information about how to reduce your property taxes.

About Ocean County

Homes in Ocean county have a median home value of $282,849.

Ocean county home values are ranked 13 out of 21 counties in the state of New Jersey for median home price. The average median home value in New Jersey is $308,604. Cumberland county has the lowest median price at $165,784. Bergen county has the highest median price at $477,142.

Compared to the rest of the United States, Ocean county homes have a median home value that is above the national median value of $130,626 by ~117%.

The median household income in Ocean county is $72,679.

Compared to the state of New Jersey and the United States, Ocean county's median household income is lower than the state of New Jersey's average median household income of $85,182 and higher than the United States average median household income of $54,172.

Ocean county's population has grown from 433,203 in 1990 to 637,229 in 2020, an increase of 47% over that time frame.

For comparison, the state of New Jersey's population has grown from 7,747,750 in 1990 to 9,288,994 in 2020, an increase of 20% over that time frame.

In the United States, the population has grown from 248,790,925 in 1990 to 331,449,281 in 2020, an increase of 33% over that time frame.

Ocean county's population change from 1990 to 2020 is greater than the population change for New Jersey and the United States.

Ocean County New Jersey Cities

Barnegat, Barnegat Light, Bay Head, Bayville, Beachwood, Brick, Forked River, Harvey Cedars, Island Heights, Jackson, Lakehurst Naec, Lakewood, Lanoka Harbor, Lavallette, Manahawkin, Mantoloking, New Egypt, Ocean Gate, Osbornsville, Pine Beach, Seaside Heights, Seaside Park, Toms River, Tuckerton, Waretown, West Creek, Whiting

Ocean County New Jersey Zipcodes

08005 / 08006 / 08008 / 08050 / 08087 / 08092 / 08527 / 08533 / 08701 / 08721 / 08722 / 08723 / 08724 / 08731 / 08732 / 08733 / 08734 / 08735 / 08738 / 08740 / 08741 / 08742 / 08751 / 08752 / 08753 / 08755 / 08757 / 08758 / 08759 /

New Jersey Counties

Atlantic / Bergen / Burlington / Camden / Cape May / Cumberland / Essex / Gloucester / Hudson / Hunterdon / Mercer / Middlesex / Monmouth / Morris / Ocean / Passaic / Salem / Somerset / Sussex / Union / Warren

States

Alabama / Alaska / Arizona / Arkansas / California / Colorado / Connecticut / Delaware / Florida / Georgia / Hawaii / Idaho / Illinois / Indiana / Iowa / Kansas / Kentucky / Louisiana / Maine / Maryland / Massachusetts / Michigan / Minnesota / Mississippi / Missouri / Montana / Nebraska / Nevada / New Hampshire / New Jersey / New Mexico / New York / North Carolina / North Dakota / Ohio / Oklahoma / Oregon / Pennsylvania / Rhode Island / South Carolina / South Dakota / Tennessee / Texas / Utah / Vermont / Virginia / Washington / West Virginia / Wisconsin / Wyoming