Elevated white shore home, shingled Colonial with front porch and brick ranch on a back-bay street in Atlantic County, New Jersey

Independent, State-Certified Real Estate Appraisals

Atlantic County Real Estate Appraisal Services

Clear, well-supported valuations for legal, financial and personal real estate decisions.

Tell Us What You Need Appraised Call 908-517-3913

Appraisal Services Across Atlantic County

Atlantic County has 23 municipalities. They range from Atlantic City and the Absecon Island towns of Ventnor, Margate and Longport, to Brigantine, the mainland towns of Egg Harbor Township, Galloway, Somers Point, Linwood and Northfield, and to Hammonton, Buena and the Pinelands townships (Atlantic County). The median owner-occupied home value is $272,700, and 67.8% of homes are owner-occupied (U.S. Census).

New Jersey Real Estate Appraisal Group provides state-certified appraisals for Atlantic County homeowners, attorneys, executors, accountants and investors. Every report follows USPAP and is written to hold up when it's challenged, whether by opposing counsel, the County Board of Taxation, the IRS or a lender's review appraiser.

  • State-certified, 26 years in New JerseyIndependent, USPAP-compliant reports
  • Divorce, estate and tax appeal specialistsIncluding past-date (retrospective) values
  • Court-ready, defensible reportsExpert testimony available when needed
  • Firm quote, 5–7 business daysMost assignments $495–$750

Atlantic County Tax Appeals: Revaluations, Ratios and Evidence

Six towns have been ordered to revalue. The Atlantic County Board of Taxation has ordered revaluations in Longport, Margate, Ventnor, Estell Manor, Mullica Township and Port Republic (DownBeach). Longport was told to complete its revaluation by December 31, 2026 for the 2027 tax year (DownBeach). The county is also considering a voluntary annual reassessment program, so towns can keep assessments near market value without periodic full revaluations (DownBeach).

After a revaluation, assessments are supposed to equal 100% of market value, so an appeal comes down to whether the new value is supported by comparable sales (NJ Division of Taxation). Before new values take effect, these towns have some of the county's lowest ratios, such as Margate at 46.82% and Ventnor at 49.54%. Many owners will see large jumps in assessments, although that doesn't necessarily mean higher taxes, since tax rates are reset too.

In other towns, the ratio test applies. The Board divides your assessment by your property's market value and compares the result with your town's common level range, which is the average ratio plus or minus 15%. If your ratio is above the upper limit, the assessment is reduced by applying the average ratio to your market value (NJ Division of Taxation).

2026 average ratios and common level ranges for all 23 towns (NJ Division of Taxation — 2026 Chapter 123 ratios):

MunicipalityAverage ratioCommon level range
Absecon62.77%53.35% – 72.19%
Atlantic City57.95%49.26% – 66.64%
Brigantine52.07%44.26% – 59.88%
Buena70.15%59.63% – 80.67%
Buena Vista Township66.21%56.28% – 76.14%
Corbin City60.39%51.33% – 69.45%
Egg Harbor City52.78%44.86% – 60.70%
Egg Harbor Township61.54%52.31% – 70.77%
Estell Manor (ordered to revalue)55.51%47.18% – 63.84%
Folsom61.68%52.43% – 70.93%
Galloway Township56.14%47.72% – 64.56%
Hamilton Township54.02%45.92% – 62.12%
Hammonton69.26%58.87% – 79.65%
Linwood64.39%54.73% – 74.05%
Longport (ordered to revalue)55.08%46.82% – 63.34%
Margate City (ordered to revalue)46.82%39.80% – 53.84%
Mullica Township (ordered to revalue)57.62%48.98% – 66.26%
Northfield61.13%51.96% – 70.30%
Pleasantville57.64%48.99% – 66.29%
Port Republic (ordered to revalue)49.90%42.42% – 57.39%
Somers Point56.13%47.71% – 64.55%
Ventnor City (ordered to revalue)49.54%42.11% – 56.97%
Weymouth Township57.66%49.01% – 66.31%
Worked example

Example, using Egg Harbor Township's 2026 average ratio of 61.54% (range 52.31% – 70.77%): a home is assessed at $180,000.

  • If it appraises at $320,000, the ratio is 56.3%, inside the range, so there's no change, even if the owner feels over-assessed.
  • If it appraises at $230,000, the ratio is 78.3%, above the range, so the assessment is reduced to about $141,542 ($230,000 × 61.54%).

Deadlines and filing, according to the Atlantic County Board of Taxation:

April 1 at 4:00 p.m. The appeal must be received by the Board.
Revaluation and reassessment towns: May 1 (NJ Division of Taxation).
Added and omitted assessments: due December 1, 2026 at 4:00 p.m.
Online filing is available through MyNJAppeal. Evidence can be uploaded there up to 4:00 p.m. seven days before the hearing.

Hearings and evidence, from the Board's appeal process FAQ:

Hearings are typically held June through September at the Historic Courthouse, 5909 Main Street, Mays Landing. Notices are mailed at least 10 days ahead.
Deliver the appraisal 7 days before the hearing to the Board, with one copy each to the municipal assessor and the municipal clerk. Evidence brought to the hearing for the first time won't be accepted.
The appraiser must appear with you to give expert testimony.
A real estate agent may not testify unless also a New Jersey licensed appraiser.
Five comparable sales are usually enough. They must be in the same municipality and be actual sales, not listings.

We prepare tax appeal appraisals valued as of the correct date and appear at the hearing to testify.

Estate and Date-of-Death Appraisals

Atlantic County estates are handled by the Atlantic County Surrogate, which has offices at 5911 Main Street, Mays Landing, and 1201 Bacharach Boulevard, Atlantic City (Atlantic County Surrogate). With many second homes and retirees in the county, executors often need a date-of-death value for three reasons: to report stepped-up basis to the IRS, to divide property fairly among heirs, and to support a sale or buyout.

Our estate and date-of-death appraisals are retrospective. We value the property as it stood on the date of death, using sales from that period rather than today's market.

Divorce Appraisals for Atlantic County Family Court

Atlantic County divorce matters are handled by the Family Division at the Atlantic County Civil Courthouse, 1201 Bacharach Boulevard, Atlantic City (NJ Courts). When the marital home, a shore house or a rental property is part of equitable distribution, both sides and the court need a value that is neutral and defensible.

We provide court-ready divorce appraisals. That includes retrospective values as of the date of filing or separation, joint engagements where both spouses agree on one appraiser, and inspections coordinated through counsel when the spouses can't be present together.

Shore Homes, Condos and Seasonal Rentals

Two parts of the Atlantic County market need more than a standard approach:

Absecon Island and Brigantine. Oceanfront, beach-block and bayfront homes in Ventnor, Margate, Longport and Brigantine. Flood zone, elevation, bulkheads, docks, views and summer rental income all affect value.
Atlantic City condos and multi-family buildings. Values vary widely by building, HOA fees and special assessments, and by neighborhood. We compare sales within the same building or competing buildings first.

We also provide as-is and after-repair value (ARV) appraisals for renovation and elevation projects.

Housing Stock We Appraise Across Atlantic County

Ventnor, Margate and Longport

beach-block and bayfront homes, elevated new construction, duplexes and condos.

Brigantine

lagoon homes, raised ranches, elevated rebuilds and beachfront condos.

Atlantic City and Pleasantville

rowhomes, twins, multi-family buildings and high-rise condos.

Linwood, Northfield, Somers Point and Absecon

Colonials, Cape Cods, ranches and bayfront homes.

Egg Harbor Township, Galloway and Hamilton Township

newer subdivisions, townhouses, 55+ communities and larger lots.

Hammonton, Buena, Buena Vista, Mullica, Folsom, Estell Manor, Corbin City and Weymouth

farms, blueberry and crop land, rural homes and Pinelands properties.

Areas We Serve in Atlantic County

We serve all 23 Atlantic County municipalities:

  • Absecon
  • Atlantic City
  • Brigantine
  • Buena
  • Buena Vista Township
  • Corbin City
  • Egg Harbor City
  • Egg Harbor Township
  • Estell Manor
  • Folsom
  • Galloway Township
  • Hamilton Township
  • Hammonton
  • Linwood
  • Longport
  • Margate City
  • Mullica Township
  • Northfield
  • Pleasantville
  • Port Republic
  • Somers Point
  • Ventnor City
  • Weymouth Township

Other Appraisal Services in Atlantic County

Frequently Asked Questions – Atlantic County Appraisals

What is the property tax appeal deadline in Atlantic County?
The Atlantic County Board of Taxation must receive appeals by 4:00 p.m. on April 1. A town that implements a revaluation or reassessment has a May 1 deadline. Added and omitted assessment appeals are due December 1 at 4:00 p.m. You can file and pay online through MyNJAppeal, and the petition goes to the Board, the municipal assessor and the municipal clerk.
Which Atlantic County towns are revaluing?
According to DownBeach reporting from April 2026, the Atlantic County Board of Taxation has ordered revaluations in Longport, Margate, Ventnor, Estell Manor, Mullica Township and Port Republic. Longport was told to finish by December 31, 2026 for the 2027 tax year. Check your town's notice for its schedule. After a revaluation, assessments are supposed to equal market value, so an appeal depends on whether comparable sales support the new number.
Does the appraiser have to appear at an Atlantic County tax appeal hearing?
Yes. The Board says that if you hire an appraiser, the appraiser must appear with you to give expert testimony. The report should reach the Board at least 7 days before the hearing, with one copy each to the municipal assessor and the municipal clerk. Evidence first brought to the hearing won't be accepted. A real estate agent may not testify unless also a New Jersey licensed appraiser.
Can you appraise shore homes, condos and seasonal rentals?
Yes. We appraise oceanfront, bayfront and lagoon homes in Brigantine, Ventnor, Margate and Longport, and condos in Atlantic City. Flood zone, elevation, water frontage, views, beach blocks and seasonal rental income all affect value. We compare within the same island market and flood-risk profile.
How long does an Atlantic County appraisal take and what does it cost?
Most reports are delivered in 5 to 7 business days after the inspection. Typical fees are $495 to $750, depending on property type, complexity and purpose. Oceanfront, luxury, multi-family, court-ready and retrospective assignments may cost more. You'll get a firm quote before scheduling.

Request an Atlantic County Appraisal

Call 908-517-3913, email [email protected], or request a quote online. Tell us the property address, the purpose of the appraisal and any deadline, whether that's an April 1 or May 1 tax appeal, a court date or an estate filing. We'll confirm the fee and schedule before we begin.

Request Your Appraisal Today

Call us at (908) 517-3913

We serve clients and attorneys throughout New Jersey, with court-ready real estate valuations you can trust.

Certified Real Estate Appraisers Serving All 21 New Jersey Counties

New Jersey Real Estate Appraisal Group provides independent, state-certified real estate appraisal services throughout all 21 New Jersey counties. Whether you want to know how much your home is worth, need an appraisal for a sale or financial decision, or require a valuation for divorce, estate settlement, immigration, property tax appeal, or another legal matter, we're here to help.

Anyone can give you a number. What matters is the methodology, market evidence, and professional judgment behind that number — especially when important decisions depend on it.

Copyright © 2026 NJREAG - All Rights Reserved.

Copyright © 2026 NJREAG - All Rights Reserved.