Bergen County's 2027 Property Revaluation List Got a Lot Bigger. Is Your Town on It?
Kevin Hill reacts to rising NJ costs as a tax assessor arrives for a 2027 property revaluation.
If you own a home in New Jersey, you already know the drill.
You open the mailbox and there's a property-tax bill.
You open your PSE&G bill and briefly wonder whether you accidentally started mining Bitcoin in the basement.
You go grocery shopping and somehow leave ShopRite $200 poorer with six bags of groceries and nothing you actually wanted for dinner.
You fill up the car.
You pay the insurance.
You pay the tolls.
And then New Jersey looks at you and says:
You know what this guy needs? A property revaluation.
Perfect.
Because apparently owning a home in the state with the highest effective residential property-tax rate in the country wasn't exciting enough already.
I don't even have to look very far for an example.
My own property-tax bill on a two-bedroom condo in Hackensack is now over $9,000 a year.
A two-bedroom condo built in the 1970s.
Not a mansion.
Not five acres in Saddle River.
A condo.
So yes, when people tell me they're frustrated with the cost of living in New Jersey, I understand.
And I'm not just complaining for dramatic effect.
New Jersey currently ranks No. 1 nationally for effective property taxes on owner-occupied homes. Meanwhile, prices around the New York-Newark-Jersey City area were up 4.3% over the previous year as of August 2026. Grocery prices were up 3.1%, energy costs were up more than 15%, and gasoline prices were up 31%.
PSE&G customers probably don't need me to explain the utility-bill part. In June 2025, the average residential PSE&G electric bill was projected to jump roughly 17% after new electricity supply prices took effect.
So naturally, this seems like an excellent time for someone carrying a clipboard and tape measure to knock on your door and announce that they'd like to take another look at your house.
Welcome to New Jersey.
Now for the good news.
A revaluation does not automatically mean your property taxes are going up.
And I know a little more about this process than the average real estate agent because, years ago, I was actually the guy carrying the clipboard.
Bergen County's List Went From 24 Towns to 48
Back in January, the Bergen County Board of Taxation released its list of municipalities scheduled for revaluations and reassessments in 2027.
There were 24.
At the bottom of the page, the county included a little disclaimer saying the list was “subject to change at any time.”
Apparently, they meant it.
As of the Bergen County Board of Taxation's September 2026 agenda, 48 Bergen County municipalities are now listed for a revaluation or reassessment in 2027.
If you own a house in Bergen County, there's now a pretty good chance you're on the list.
And if you're already getting nervous about a stranger showing up at your house with a clipboard and tape measure, I understand.
I used to be that stranger.
I Used to Do This for a Living
Before I got into the sales part of real estate, I was a residential appraiser and then later worked for one of the top companies municipalities hire to conduct property-tax revaluations.
It remains one of the worst jobs I've ever had.
Imagine trying to inspect 20 houses a day, sometimes walking around neighborhoods in July, measuring foundations, counting bathrooms and explaining to homeowners that, no, I personally did not decide how much they were going to pay in property taxes.
You quickly become the least popular person on the block.
But doing that job gave me an interesting perspective on property revaluations that I still use today as a real estate agent.
The first thing homeowners need to understand is that a higher assessment does not automatically mean a higher property-tax bill.
The purpose of a revaluation is to bring property assessments back in line with current market values so the tax burden is distributed more fairly among property owners.
One rough rule of thumb I heard repeatedly when I did this work was that about a third of homeowners might go up, a third might stay relatively similar and a third might go down.
Before somebody quotes me at a town council meeting, that is not an official New Jersey statistic.
It's an old rule of thumb from working in the business, not a prediction of exactly what will happen in your town.
The important part is this:
A higher assessment does not automatically equal a higher tax bill.
The Updated 2027 Bergen County List
One important distinction: Bergen County's list includes both revaluations and reassessments.
According to the county's September 2026 list, these municipalities are scheduled for revaluations in 2027:
Bergenfield, Cliffside Park, Emerson, Fort Lee, Franklin Lakes, Glen Rock, Hackensack, Harrington Park, Haworth, Hillsdale, Midland Park, Montvale, Park Ridge, Rutherford, Tenafly, Upper Saddle River and Wyckoff.
These municipalities are listed for reassessments:
Allendale, Carlstadt, Closter, Cresskill, Dumont, East Rutherford, Edgewater, Englewood, Fair Lawn, Fairview, Garfield, Hasbrouck Heights, Little Ferry, Lodi, Lyndhurst, Mahwah, Maywood, Moonachie, North Arlington, Oakland, Oradell, Palisades Park, Ramsey, Ridgewood, River Edge, River Vale, South Hackensack, Teterboro, Washington Township, Westwood and Woodcliff Lake.
That's 48 municipalities.
And considering the list already changed dramatically once during 2026, homeowners should continue checking with their municipality and the Bergen County Board of Taxation for updates.
Revaluation vs. Reassessment: What's the Difference?
They're similar, but they're not exactly the same thing.
In New Jersey, a revaluation is generally performed by an outside professional appraisal company hired by the municipality.
A reassessment is generally performed under the direction of the municipal assessor, although outside appraisal companies can still be involved.
For homeowners, the important part is that either process can result in your property receiving a new assessed value.
The inspection process can also vary depending on the municipality and whether you're going through a revaluation or reassessment.
What Is the Town Actually Trying to Do?
Contrary to what approximately 97 percent of the homeowners I met believed, the purpose of a revaluation isn't simply:
Step 1: Find out what Kevin's house is worth.
Step 2: Charge Kevin more money.
The idea is to bring everyone's assessed values closer to actual current market values.
Property taxes are based on your property's share of the municipality's total tax base.
So imagine two houses that were both assessed years ago at $400,000.
Over the years, one becomes worth $650,000 while the other becomes worth $900,000.
If both are still assessed at $400,000, they're technically carrying the same share of the tax burden even though their actual market values are very different.
A revaluation attempts to correct that.
That's also why everyone's assessment going up does not mean everyone's tax bill rises by the same percentage.
If your assessment doubles but the total assessed value of the municipality roughly doubles too, your share of the tax burden may not change very much.
That's the part that usually gets lost when somebody posts on Facebook:
“MY ASSESSMENT WENT FROM $450,000 TO $900,000. MY TAXES ARE DOUBLING!!!”
Probably not.
What matters is how your new assessment compares with the overall change in assessments throughout your municipality.
Should You Let the Inspector Inside?
This is one of the biggest questions homeowners have.
My advice, as long as you haven't done unpermitted interior work you're worried about explaining, is that I would generally let the inspector inside.
Why?
Because if the inspector can't see the inside of your house, they still have to make assumptions about what's there.
And those assumptions may not work in your favor.
Maybe your kitchen hasn't been updated since 1987.
Maybe the bathrooms are original.
Maybe the basement really isn't finished.
Maybe the property record says you have four bedrooms when you only have three.
Maybe it shows three full bathrooms when one of them is actually a half bath.
Maybe the exterior looks great, but the inside needs $100,000 worth of updating.
If the inspector doesn't see it, the condition of the home, bedroom count, bathroom count, finished basement area or other features could potentially be estimated differently than what actually exists.
Personally, I'd rather have the inspector see my avocado-green bathroom than assume I have a newly renovated one.
That doesn't mean opening the door for anyone who happens to show up with a clipboard.
Verify their identification and make sure they're actually working on the municipal revaluation or reassessment.
But if everything checks out, I generally prefer having the property record reflect the actual house instead of leaving someone to estimate what's inside.
The Basement Pool
Which brings me to one of my favorite stories from doing these inspections.
I once inspected a house in Ramsey where the homeowner became noticeably nervous when we approached one particular basement door.
Eventually, the door opened.
There was a swimming pool behind it.
Not a hot tub.
Not one of those inflatable pools you buy at Costco.
An actual indoor swimming pool.
In the basement.
I've inspected thousands of rooms over the years.
That one stuck with me.
The lesson isn't that the inspector is there trying to catch you doing something wrong.
The lesson is that you want the municipal property record to accurately reflect what's actually in your house.
Because I'd much rather deal with an inaccurate property record during a routine revaluation than discover a major discrepancy when I'm trying to sell the house and get to closing.
What Happens After the Inspection?
Eventually, the valuation company or municipality develops a proposed value for your property.
Homeowners typically receive notice and may have an opportunity for an informal review before the assessment becomes final.
Do not ignore this part.
This is your chance to look at the property information and make sure it's actually correct.
If the records say you have three bathrooms and you have two, say something.
If your basement is listed as completely finished and half of it looks like the set of a 1978 horror movie, say something.
If they have the wrong square footage, bedroom count, garage size or property characteristics, bring it up.
The informal review can be the easiest opportunity to correct a factual error before getting into the formal property-tax appeal process.
What If You Think the Assessment Is Too High?
Here's where homeowners often make a mistake.
You are not appealing because your taxes are expensive.
This is New Jersey.
We already know they're expensive.
You're appealing because you believe the assessed value does not accurately reflect the property's market value.
And that means you need evidence.
Comparable sales are one of the most important pieces of evidence you can bring.
Your neighbor saying:
“His house is assessed lower than mine!”
isn't the same thing.
You want actual sales of comparable properties that help establish what your home was worth around the applicable valuation date.
That usually means looking for homes with similar:
Location
Style
Square footage
Lot size
Bedroom and bathroom count
Condition
Amenities
Overall market appeal
And don't cherry-pick the cheapest house you can find three towns away because it supports the number you want.
That's not how valuation works.
One Free Service I Provide to My Past Clients
This is actually something I've been helping my past real estate clients with for years.
If you're a past client of mine and you're thinking about appealing your property taxes, I'll pull comparable home sales for you at no charge.
I'm not acting as your tax attorney and I'm not filing your appeal for you.
What I can do is use my real estate and valuation background to help you identify relevant comparable sales and give you some actual market data to work with.
Sometimes the comparables support an appeal.
Sometimes they don't.
I'd rather tell you that before you spend your time filing one.
Either way, it's better than walking into the process armed with nothing more than the belief that your taxes are too damn high.
When Do You Appeal?
For municipalities undergoing a municipal-wide revaluation or reassessment, the New Jersey property-tax appeal deadline is generally May 1.
In municipalities not undergoing one, the normal deadline is generally April 1, or 45 days after the bulk mailing of assessment notices, whichever is later.
Homeowners should always verify the deadline applicable to their municipality because missing it can mean waiting until the following tax year.
If you do appeal, your argument should focus on market value, not simply the amount of taxes you're paying.
Bergen County Property Taxes Aren't Exactly Pocket Change
Let's put all of this into perspective.
According to New Jersey's 2025 residential property-tax statistics, the average residential property-tax bill in Bergen County was approximately $14,200.
And that's the average.
In towns such as Demarest and Tenafly, average residential tax bills were over $25,000 per year.
That's more than $2,000 a month just in property taxes.
And again, my own two-bedroom condo in Hackensack is now costing me more than $9,000 a year in property taxes.
That's before the mortgage.
Before homeowners insurance.
Before utilities.
Before maintenance.
Before you discover that the roof, HVAC system or some other major expense has decided this is its year to ruin your weekend.
So yes, getting the assessment right matters.
And for homeowners who have owned the same house for 20, 30 or 40 years, a revaluation notice can sometimes trigger a much bigger conversation.
Should a Revaluation Make You Sell Your House?
By itself?
No.
I'm certainly not suggesting that everybody who gets a new assessment should put a For Sale sign on the lawn.
But for some homeowners, , that envelope becomes the thing that finally gets them looking at the bigger picture.
What is the house worth today?
How much equity have you built?
What does it cost every month to stay there?
How much are you spending on property taxes, insurance, utilities, maintenance and repairs?
Do you still need the amount of house you're paying for?
Would downsizing improve your financial situation?
Could you move somewhere else and dramatically lower your housing expenses?
And maybe the biggest question:
Do you still want to pay New Jersey prices to live in New Jersey?
For plenty of people, the answer is yes.
They love their house.
They love their town.
Their family is here.
They're not going anywhere.
Great.
But if you've already been complaining about the property taxes, traffic, cost of living, utility bills, groceries, gas, winters, tolls and the fact that getting a drink in certain parts of this state sometimes requires an advanced degree in New Jersey liquor-license law, maybe it's worth running the numbers.
That's really what EscapeFromNewJersey.com is about.
I'm not trying to convince everybody in New Jersey to leave.
I'm trying to help the people who are already thinking about it figure out whether it actually makes sense.
The Bottom Line
If your town is on Bergen County's 2027 list, don't automatically assume you're about to get crushed with a massive tax increase.
Find out whether your municipality is doing a revaluation or reassessment.
Read the notices they send you.
Verify the property information.
Assuming you haven't done unpermitted interior work, consider letting the inspector see the actual condition of the house instead of leaving them to estimate what's inside.
Pay attention when your proposed value arrives.
And if the number doesn't make sense, bring comparable sales, not outrage.
And whatever you do...
Don't hide a swimming pool behind a basement door.
I've already seen that one.
Are Your Property Taxes Making You Think About Escaping New Jersey?
Maybe your new assessment comes in and everything is fine.
Maybe you successfully appeal it.
Or maybe you sit down, look at your property taxes, insurance, utility bills, maintenance costs and what your home is worth today and finally ask yourself:
Why am I still doing this?
That's where I can help.
I help North Jersey homeowners determine what their home could realistically sell for, estimate what they might walk away with after the sale, and look at whether downsizing or relocating actually makes financial sense.
And if you decide it's time to leave New Jersey, I can help with both sides of the move.
I can market and sell your home here in New Jersey, then connect you with a qualified real estate agent in the state or community you're moving to.
Florida?
Delaware?
Pennsylvania?
North Carolina?
South Carolina?
Somewhere else entirely?
Instead of filling out forms on random real estate websites and hoping somebody good calls you back, I can help identify an agent in your destination market, make the introduction and help create a smoother transition from selling here to buying there.
Maybe you ultimately decide to stay.
That's fine too.
The first step is simply figuring out what the numbers actually look like.
If you're wondering what your North Jersey home could sell for today, contact me for a free, no-obligation home value and Escape From New Jersey consultation.
And if you're already one of my past clients and you're staying right where you are but considering a property-tax appeal, reach out to me.
I'll provide you with relevant comparable home sales at no charge to help you evaluate your assessment.
Because whether you're appealing your taxes or finally escaping them, it helps to know what your house is actually worth.
