Victorian, cedar-shingle and Craftsman shore homes on a tree-lined street leading to the ocean in Monmouth County, New Jersey

Independent, State-Certified Real Estate Appraisals

Monmouth 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 Monmouth County

Monmouth County runs from Raritan Bay to the Manasquan River, and from the oceanfront to the horse farms of Colts Neck and Upper Freehold. It has 53 municipalities, a median owner-occupied home value of $566,500, and a 75.4% owner-occupancy rate (U.S. Census). An oceanfront home in Spring Lake, an elevated rebuild in Sea Bright, a Victorian in Ocean Grove, a subdivision Colonial in Marlboro and a farm in Upper Freehold each need a different set of comparables and adjustments.

New Jersey Real Estate Appraisal Group provides state-certified appraisals for Monmouth 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

Monmouth County Tax Appeals: The January 15 Deadline

Monmouth County does not use April 1. Appeals must be received, not merely postmarked, by the County Tax Board on or before January 15. The filing date was changed under P.L. 2013, c. 15 (Monmouth County Board of Taxation), the law behind Monmouth's Assessment Demonstration Program. Assessment postcards go out in mid to late November, so owners have about eight weeks to act. If you miss January 15, you can't appeal at the county until the following year. Properties assessed over $1 million can also file directly with the State Tax Court by April 1 (Monmouth appeal FAQ).

The Board's handbook and hearing instructions set out the evidence rules:

Value is set as of October 1 of the pre-tax year. Comparable sales should come before that date or shortly after it, and no later than December 31.
Submit three to five comparable sales. Assessments of other properties aren't admissible: "only actual sales can be submitted."
The appraiser must testify. If you rely on a written appraisal, the appraiser must be present at the hearing. With an evidence-based hearing, the appraiser still has to attend in person for cross-examination (Monmouth hearing instructions).
Evidence is due 7 days (168 hours) before the hearing, or before the original hearing date if the hearing is adjourned.
Online filing is available through NJ Appeal Online, and evidence filed there reaches all parties automatically.

The Board is at the Hall of Records, 1 East Main Street, Freehold. Because Monmouth reassesses annually, a successful appeal usually rests on what's specific to the property, such as condition, flood exposure or location, rather than an outdated assessment. We prepare tax appeal appraisals valued as of the correct date and attend the hearing to testify. With a January deadline, contact us in November or December.

Estate and Date-of-Death Appraisals

Monmouth County estates are handled by the Monmouth County Surrogate at the Hall of Records, One East Main Street, Freehold (Monmouth 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. For shore and luxury homes, the basis difference alone can be significant.

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 Monmouth County Family Court

Monmouth County divorce matters are handled by the Family Division at the Monmouth County Courthouse, 71 Monument Street, Freehold (NJ Courts). When the marital 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 parties cannot be present together.

Shore Homes, Flood Zones and Elevated Rebuilds

Coastal Monmouth has its own appraisal problems. From Keansburg and Highlands on the bay, through Sea Bright, Monmouth Beach and Long Branch, down to Belmar, Spring Lake, Sea Girt and Manasquan, many homes sit in or near FEMA flood zones. After Superstorm Sandy, many were elevated or rebuilt to newer flood elevation standards. Sea Bright's section of the county hazard mitigation plan still lists acquiring, elevating or relocating flood-prone buildings as an ongoing goal (Monmouth County).

For these homes we account for:

Flood zone and elevation. An elevated rebuild and an original home on the same street aren't direct comparables.
Flood insurance cost, which affects what buyers will pay.
Water frontage and views, whether oceanfront, riverfront or bayfront, or blocks from the beach.
Seasonal and rental use in towns like Belmar, Bradley Beach and Asbury Park.

Housing Stock We Appraise Across Monmouth County

Oceanfront towns in Spring Lake, Sea Girt, Deal, Allenhurst, Avon-by-the-Sea and Monmouth Beach

large shore homes, Victorians and oceanfront estates.

Beach towns in Asbury Park, Ocean Grove (Neptune), Belmar, Bradley Beach, Manasquan and Long Branch

Victorians, cottages, condos and seasonal rentals.

River towns in Rumson, Fair Haven, Little Silver, Red Bank and Oceanport

waterfront and near-water homes on the Navesink and Shrewsbury rivers.

Bayshore towns in Keansburg, Union Beach, Highlands, Atlantic Highlands, Keyport and Hazlet

modest homes, many in flood zones and some rebuilt after Sandy.

Western suburbs in Marlboro, Manalapan, Holmdel, Freehold Township, Howell and Wall

Colonials, split-levels, newer subdivisions and 55+ communities.

Horse country in Colts Neck, Upper Freehold, Millstone and Allentown

farms, equestrian properties and estates on acreage.

Areas We Serve in Monmouth County

We serve all 53 Monmouth County municipalities:

  • Aberdeen
  • Allenhurst
  • Allentown
  • Asbury Park
  • Atlantic Highlands
  • Avon-by-the-Sea
  • Belmar
  • Bradley Beach
  • Brielle
  • Colts Neck
  • Deal
  • Eatontown
  • Englishtown
  • Fair Haven
  • Farmingdale
  • Freehold Borough
  • Freehold Township
  • Hazlet
  • Highlands
  • Holmdel
  • Howell
  • Interlaken
  • Keansburg
  • Keyport
  • Lake Como
  • Little Silver
  • Loch Arbour
  • Long Branch
  • Manalapan
  • Manasquan
  • Marlboro
  • Matawan
  • Middletown
  • Millstone
  • Monmouth Beach
  • Neptune City
  • Neptune Township
  • Ocean
  • Oceanport
  • Red Bank
  • Roosevelt
  • Rumson
  • Sea Bright
  • Sea Girt
  • Shrewsbury Borough
  • Shrewsbury Township
  • Spring Lake
  • Spring Lake Heights
  • Tinton Falls
  • Union Beach
  • Upper Freehold
  • Wall
  • West Long Branch

Other Appraisal Services in Monmouth County

Frequently Asked Questions – Monmouth County Appraisals

When is the property tax appeal deadline in Monmouth County?
January 15, not April 1. Monmouth County moved its filing date under P.L. 2013, c. 15, and appeals must be received, not merely postmarked, by the County Tax Board on or before January 15. Assessment postcards are mailed in mid to late November. If your assessment is over $1 million, you can instead file directly with the State Tax Court by April 1.
Does the appraiser have to testify at a Monmouth County tax appeal hearing?
Yes. The Board's hearing instructions say that if you rely on a written appraisal, the appraiser must be present to testify. Even if the taxpayer chose an evidence-based hearing, the appraiser must attend in person for cross-examination. Copies of the appraisal must go to the Board and the other side at least 7 days (168 hours) before the hearing.
Can you appraise a shore home in a flood zone or an elevated home?
Yes. Much of the Monmouth coast and the Shrewsbury and Navesink river towns sit in or near FEMA flood zones, and many homes were elevated or rebuilt after Superstorm Sandy. We account for flood zone, elevation, flood insurance cost, and the difference between rebuilt, elevated and original homes when selecting comparables.
Can you value a Monmouth 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 Monmouth County Surrogate at the Hall of Records in Freehold, and for equitable distribution in the Family Division at the Monmouth County Courthouse, 71 Monument Street, Freehold.
How long does a Monmouth 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. Waterfront, luxury, court-ready and retrospective assignments may be higher. You receive a firm quote before scheduling.

Request a Monmouth 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 the January 15 tax appeal date, 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.

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Copyright © 2026 NJREAG - All Rights Reserved.