Elevated gray-shingled beach house, restored Victorian cottage with gingerbread porch and white Cape Cod in Cape May County, New Jersey

Independent, State-Certified Real Estate Appraisals

Cape May 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 Cape May County

Cape May County has 16 municipalities. They range from the barrier-island towns of Ocean City, Sea Isle City, Avalon, Stone Harbor, the Wildwoods, Cape May and Cape May Point, to the mainland townships of Upper, Dennis, Middle and Lower, and the borough of Woodbine. The median owner-occupied home value is $395,000, and 79.3% of year-round homes are owner-occupied (U.S. Census). Just over 55,000 housing units are no one's permanent home, most of them second homes and short-term rentals on the islands (Cape May County Herald).

New Jersey Real Estate Appraisal Group provides state-certified appraisals for Cape May County homeowners, second-home owners, 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

Cape May County Tax Appeals: Low Ratios and Reassessments

Every town is below 85%. In 2026, all 16 Cape May County municipalities had average ratios below the 85% level at which the state expects a revaluation or reassessment. West Cape May was lowest at 44.36%, and Woodbine highest at 77.58% (NJ Division of Taxation).

North Wildwood is reassessing for 2027. Inspections run through 2026, new assessment notices are expected in late 2026, and the new values take effect for the 2027 tax year (Cape May County Herald). Upper Township has hired Vital Communications, Inc. to do a complete revaluation ordered by the Cape May County Tax Board (Upper Township). After a revaluation or reassessment, 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).

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 16 towns (NJ Division of Taxation — 2026 Chapter 123 ratios):

MunicipalityAverage ratioCommon level range
Avalon54.28%46.14% – 62.42%
Cape May50.83%43.21% – 58.45%
Cape May Point53.50%45.48% – 61.53%
Dennis Township66.28%56.34% – 76.22%
Lower Township47.17%40.09% – 54.25%
Middle Township64.09%54.48% – 73.70%
North Wildwood (reassessment for 2027)51.04%43.38% – 58.70%
Ocean City51.70%43.95% – 59.46%
Sea Isle City47.55%40.42% – 54.68%
Stone Harbor50.22%42.69% – 57.75%
Upper Township (revaluation ordered)56.65%48.15% – 65.15%
West Cape May44.36%37.71% – 51.01%
West Wildwood44.94%38.20% – 51.68%
Wildwood45.84%38.96% – 52.72%
Wildwood Crest53.21%45.23% – 61.19%
Woodbine77.58%65.94% – 89.22%
Worked example

Example, using Ocean City's 2026 average ratio of 51.70% (range 43.95% – 59.46%): a home is assessed at $600,000.

  • If it appraises at $1,100,000, the ratio is 54.5%, inside the range, so there's no change, even if the owner feels over-assessed.
  • If it appraises at $900,000, the ratio is 66.7%, above the range, so the assessment is reduced to about $465,300 ($900,000 × 51.70%).

Deadlines and filing, according to the Board's appeal instructions:

April 1, or 45 days after assessment notices are mailed if later. The appeal must be received, not merely postmarked.
Revaluation and reassessment towns: May 1.
Filing fees depend on the assessment: $5 under $150,000, $25 from $150,000 to under $500,000, $100 from $500,000 to under $1 million, and $150 at $1 million or more. Fees are non-refundable.

Evidence rules, from the Board's appeal brochure:

The appraiser must be available at the hearing to testify and be cross-examined.
The appraisal must be valued as of October 1 of the pre-tax year.
Appraisal copies: one to the assessor and one to the Board, at least 7 days before the original hearing date.
Evidence copies: six to the Board and two to the municipal assessor and clerk, 7 days before the first scheduled hearing. No evidence is accepted within 7 days of the hearing.
Properties assessed over $1 million can file directly with the State Tax Court.

The Board is at 7 North Main Street, Cape May Court House (609-465-1030). We prepare tax appeal appraisals valued as of October 1 and appear at the hearing to testify.

Estate and Date-of-Death Appraisals

Cape May County estates are handled by the Cape May County Surrogate, 4 Moore Road, Cape May Court House (NJ Courts). Many Cape May estates include a shore house owned by out-of-state heirs, so 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 Cape May County Family Court

Cape May County divorce matters are handled by the Family Part of the Superior Court, 4 Moore Road, Cape May Court House (NJ Courts). When a primary home or a shore house 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, Second Homes and Historic Properties

Three parts of the Cape May County market need more than a standard approach:

Oceanfront, beach-block and bayfront homes in Ocean City, Sea Isle City, Avalon, Stone Harbor and the Wildwoods. Distance to the beach, views, flood elevation, bulkheads and docks all affect value.
Second homes and short-term rentals. Rental history and furnishings matter to buyers, but furnishings and rental business value aren't real estate. We separate them where the assignment requires it.
Historic homes in Cape May City and Cape May Point, including restored Victorians. Historic district rules, restoration quality and period details can add to or limit value.

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

Housing Stock We Appraise Across Cape May County

Ocean City and Sea Isle City

duplex condos, elevated new construction, beach-block single-family homes and bayfront homes.

Avalon and Stone Harbor

luxury oceanfront and bayfront homes, and new construction on large lots.

North Wildwood, Wildwood, Wildwood Crest and West Wildwood

1950s–60s motel-era buildings, condos, duplexes, elevated rebuilds and bayfront homes.

Cape May, Cape May Point and West Cape May

Victorians, cottages, historic district homes and newer infill.

Upper, Dennis, Middle and Lower Townships, and Woodbine

ranches, Cape Cods, Colonials, farms, acreage and newer subdivisions.

Areas We Serve in Cape May County

We serve all 16 Cape May County municipalities:

  • Avalon
  • Cape May
  • Cape May Point
  • Dennis Township
  • Lower Township
  • Middle Township
  • North Wildwood
  • Ocean City
  • Sea Isle City
  • Stone Harbor
  • Upper Township
  • West Cape May
  • West Wildwood
  • Wildwood
  • Wildwood Crest
  • Woodbine

Other Appraisal Services in Cape May County

Frequently Asked Questions – Cape May County Appraisals

What is the property tax appeal deadline in Cape May County?
April 1, or 45 days after assessment notices are mailed if later. The Cape May County Board of Taxation must receive the appeal, since a postmark isn't enough. Towns that implemented a municipal-wide revaluation or reassessment have a May 1 deadline, so North Wildwood owners should expect May 1, 2027 for their new assessments. Properties assessed over $1 million can file directly with the State Tax Court.
Which Cape May County towns are reassessing?
North Wildwood is reassessing every property for the 2027 tax year, with new assessment notices expected in late 2026, according to the Cape May County Herald. Upper Township has hired Vital Communications to do a complete revaluation ordered by the County Tax Board. In 2026, every one of the county's 16 municipalities had an average ratio below 85%, so more orders are likely.
Does the appraiser have to testify at a Cape May County tax appeal hearing?
Yes. The Board's appeal brochure says the appraiser who completed the report must be available at the hearing to testify and be cross-examined. One copy of the report goes to the assessor and one to the County Tax Board at least 7 days before the original hearing date. The appraisal must be valued as of October 1 of the pre-tax year. No evidence is accepted within 7 days of the hearing.
Can you appraise second homes and short-term rental properties?
Yes. Just over 55,000 Cape May County housing units aren't anyone's permanent home, and most are on the barrier islands, according to the Cape May County Herald. Beach blocks, views, flood elevation, rental history and furnishings (which aren't real estate) all affect value. We separate real property value from personal property and business value where it applies.
How long does a Cape May 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, historic, court-ready and retrospective assignments may cost more. You'll get a firm quote before scheduling.

Request a Cape May 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.