How many comparable sales do I need for a New Jersey property tax appeal?

Comparable sales are the backbone of most New Jersey appeals, and the state guidance is specific about how many and what kind.

Three to five comparable sales. The NJ Division of Taxation guide directs: "Comparable sales of 3 to 5 other properties with similar characteristics should be attached to your appeal at the time of filing." There is a companion Form A-1 Comp. Sale for listing them, filed alongside Form A-1.

Sales, not assessments. A critical New Jersey rule: "The assessments of similar properties are not usable evidence" (Division of Taxation guide). You cannot win by pointing out that a neighbor's assessment is lower; you must show actual sale prices. The uniformity argument runs through the Chapter 123 ratio test, not through neighbor-assessment comparisons.

Sales must precede October 1. Because the assessment date is October 1 of the pre-tax year, "all evidence should precede the October 1 assessment date, especially property sales used for comparison" (Division of Taxation guide). Pick arm's-length sales that closed on or before that date, in your neighborhood, with similar lot size, square footage, age, and style.

Supporting evidence. Add photographs of the subject property and comparables to illustrate the argument. Owners of commercial property must also submit an income statement, but that is not required for a residential appeal.

Choosing strong comps. Adjust for meaningful differences (size, bath count, garage, condition) so the board can compare like to like. The closer in location, time, and characteristics, the more weight the board gives them. Weak or stale comparables will not overcome the presumption that the assessment is correct.

Submit your comparables to the assessor and County Tax Board at least 7 days before the hearing, or they may be excluded.