Colonial, brick split-level and two-family homes on a tree-lined street in Middlesex County, New Jersey

Independent, State-Certified Real Estate Appraisals

Middlesex 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 Middlesex County

Middlesex County is where our office is: 1789 NJ-27, Suite #117, Edison. It is one of New Jersey's most varied housing markets, with 25 municipalities, about 319,000 housing units and a median owner-occupied home value of $439,300 (U.S. Census). About 63.5% of homes are owner-occupied, a lower rate than in most suburban counties. That reflects the county's large rental, student and multi-family market.

New Jersey Real Estate Appraisal Group provides state-certified appraisals for Middlesex 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. Because we're based in Edison, most of the county is a short drive, and inspections can usually be scheduled within a few days.

  • 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

Appraisals for the Middlesex County Board of Taxation

The Middlesex County Board of Taxation is strict about deadlines. The regular deadline is April 1 at 4:15 p.m., and the appeal must be physically received at the Board's office with the filing fee. According to the Board's published appeal guidelines, "Mail postmarked on the 1st of April and received on a later date will be rejected" (Middlesex County Tax Appeal Guidelines). In a town that has implemented a municipal-wide revaluation or reassessment, the deadline is May 1 at 4:15 p.m. Added and omitted assessment appeals are due December 1 at 4:15 p.m. (Middlesex County Board of Taxation).

The Board currently lists Dunellen, Middlesex Borough and Piscataway as annual-reassessment towns. It lists Old Bridge, Plainsboro and South Plainfield as extended for tax year 2027, and South Brunswick with a revaluation upcoming for 2028 (Middlesex County Board of Taxation). Check your town's status before relying on either date.

The Board's guidelines set out what the evidence has to look like:

Value is set as of October 1 of the pre-tax year. Your comparable sales must support value as of that date.
Submit three to five comparable sales. Assessments of other properties "are not acceptable as evidence of value."
The appraiser must testify. If an appraisal is used as evidence, the appraiser must be present at the hearing. Real estate agents may appear only as fact witnesses and cannot offer an opinion of value.
Evidence is due 7 calendar days before the hearing. Send one copy each to the Board, the assessor and the municipal clerk. The deadline stays tied to the original hearing date even if the hearing is rescheduled.
Hearings are in person. The Board has stopped holding virtual tax appeal hearings (Middlesex County Board of Taxation).

The Board is in the County Administration Building, 75 Bayard Street, 4th Floor, New Brunswick. We prepare tax appeal appraisals valued as of the correct date, with comparables that meet the Board's standard, and we attend the hearing to testify.

Estate and Date-of-Death Appraisals

Middlesex County estates are handled by the Middlesex County Surrogate, County Administration Building, 75 Bayard Street, 1st Floor, New Brunswick. The office is open by appointment (Middlesex County Surrogate). Executors typically 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 Middlesex County Family Court

Middlesex County divorce matters are handled by the Family Division at the Middlesex County Family Courthouse, 120 New Street, New Brunswick (NJ Courts). When the marital home 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 parties cannot be present together.

Multi-Family, Rentals and 55+ Communities

Three parts of the Middlesex market need more than a standard single-family approach:

Two- to four-family homes in Perth Amboy, Carteret, South Amboy, Woodbridge and New Brunswick. Value depends on rents, unit mix, legal unit count and condition, not just square footage.
Rentals near Rutgers in New Brunswick and Highland Park. Student rentals trade on income, so we check rental registration and occupancy limits against the town's records.
Age-restricted communities in Monroe Township, such as Rossmoor. These homes are compared with other 55+ resales. Fees, amenities and resale restrictions set them apart from nearby non-restricted homes.

We also provide as-is and after-repair value (ARV) appraisals for investors and portfolio appraisals for owners with several properties.

Housing Stock We Appraise Across Middlesex County

Older in-town boroughs in Metuchen, Highland Park, Dunellen, Milltown, Spotswood, South River and Jamesburg

early-1900s Colonials, four-squares and Cape Cods on walkable lots.

Postwar suburbs in Edison, Woodbridge, Piscataway, East Brunswick, North Brunswick, Old Bridge, Sayreville and South Plainfield

split-levels, ranchers, bi-levels and Colonials from the 1950s through the 1980s.

Condos and townhouses in Plainsboro, South Brunswick, North Brunswick and Edison

where HOA fees and competing complexes affect value.

Waterfront and river towns in Perth Amboy, South Amboy, Sayreville and Carteret near the Raritan River and Bay

Flood zone and elevation are part of the analysis.

Rural and historic areas in Cranbury, Monroe, Helmetta and South Brunswick

including historic village homes, larger lots and remaining farmland.

Areas We Serve in Middlesex County

We serve all 25 Middlesex County municipalities:

  • Carteret
  • Cranbury
  • Dunellen
  • East Brunswick
  • Edison
  • Helmetta
  • Highland Park
  • Jamesburg
  • Metuchen
  • Middlesex
  • Milltown
  • Monroe
  • New Brunswick
  • North Brunswick
  • Old Bridge
  • Perth Amboy
  • Piscataway
  • Plainsboro
  • Sayreville
  • South Amboy
  • South Brunswick
  • South Plainfield
  • South River
  • Spotswood
  • Woodbridge

Other Appraisal Services in Middlesex County

Frequently Asked Questions – Middlesex County Appraisals

What is the property tax appeal deadline in Middlesex County?
April 1 at 4:15 p.m. in most Middlesex County municipalities. In a town that has implemented a municipal-wide revaluation or reassessment, the deadline is May 1 at 4:15 p.m. Appeals must be physically received by the Tax Board with the filing fee. A postmark does not count.
Does the appraiser have to testify at a Middlesex County tax appeal hearing?
Yes. The Middlesex County Board of Taxation states that if an appraisal is used as evidence, the appraiser must be present to testify to the report at the hearing. Appraisals and comparable sales must reach the Board, the assessor and the municipal clerk at least 7 calendar days before the hearing. Hearings are held in person, not virtually.
Can you appraise a two-family home or a rental near Rutgers?
Yes. We appraise two- to four-family homes in Perth Amboy, Carteret, South Amboy, Woodbridge and New Brunswick, and student and investor rentals near Rutgers. When buyers in a market price on rent, we use both comparable sales and an income analysis.
Can you value a Middlesex County property as of a past date for an estate or divorce?
Yes. Retrospective appraisals value a property as of the date of death, date of separation or date of filing. They are commonly needed for estates handled by the Middlesex County Surrogate at 75 Bayard Street in New Brunswick, and for equitable distribution in the Family Division at the Middlesex County Family Courthouse, 120 New Street.
How long does a Middlesex County appraisal take and what does it cost?
Most reports are delivered in 5 to 7 business days after the inspection. Typical fees range from $495 to $750 depending on property type, complexity and purpose. Court-ready, retrospective, multi-family and commercial assignments may be higher. You receive a firm quote before scheduling.

Request a Middlesex County Appraisal

Call 908-517-3913, email [email protected], or visit our office at 1789 NJ-27, Suite #117, Edison. Tell us the property address, the purpose of the appraisal and any deadline, whether that's an April 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.