Shingle-style Victorian, stone Colonial and white Colonial homes on a hillside street in Morris County, New Jersey

Independent, State-Certified Real Estate Appraisals

Morris 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 Morris County

Morris County has 39 municipalities (Morris County). They range from Morristown, Madison and the Chathams on the train lines to Parsippany, Randolph and Mount Olive, the estate country of Harding, Mendham and Chester, and the lake and Highlands communities of Jefferson, Kinnelon and Rockaway Township. The median owner-occupied home value is $557,000, and 73.9% of homes are owner-occupied (U.S. Census).

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

Morris County Tax Appeals: The Ratio Test Works Both Ways

Most owners think an appeal can only lower their assessment. The Morris County Board of Taxation says otherwise. Once the Board determines your property's true market value, it applies the Chapter 123 test: it divides your assessment by that value and compares the result with your town's average ratio, plus or minus 15%.

Above the range: the assessment is reduced to the common level.
Within the range: no change.
Below the range: the Board may increase your assessment to the common level.

In a year when your town implements a revaluation or reassessment, the common level is 100% (Morris County Board of Taxation).

Worked example

Example, using Madison's 2026 average ratio of 60.22% (range 51.19% – 69.25%): a home is assessed at $600,000.

  • It appraises at $900,000. The ratio is 66.7%, inside the range, so there's no change.
  • It appraises at $800,000. The ratio is 75.0%, above the range, so the assessment is reduced to about $481,760 ($800,000 × 60.22%).
  • It appraises at $1,200,000. The ratio is 50.0%, below the range, so the Board may raise the assessment to about $722,640.

That's why we recommend getting an independent market value before you file, not after.

2026 average ratios and common level ranges for all 39 towns (NJ Division of Taxation — 2026 Chapter 123 ratios):

MunicipalityAverage ratioCommon level range
Boonton Town63.26%53.77% – 72.75%
Boonton Township69.03%58.68% – 79.38%
Butler87.00%73.95% – 100.05%
Chatham Borough83.67%71.12% – 96.22%
Chatham Township66.41%56.45% – 76.37%
Chester Borough89.88%76.40% – 103.36%
Chester Township73.50%62.48% – 84.53%
Denville65.68%55.83% – 75.53%
Dover61.38%52.17% – 70.59%
East Hanover51.41%43.70% – 59.12%
Florham Park65.98%56.08% – 75.88%
Hanover69.39%58.98% – 79.80%
Harding74.57%63.38% – 85.76%
Jefferson69.72%59.26% – 80.18%
Kinnelon74.42%63.26% – 85.58%
Lincoln Park83.99%71.39% – 96.59%
Long Hill87.94%74.75% – 101.13%
Madison60.22%51.19% – 69.25%
Mendham Borough71.81%61.04% – 82.58%
Mendham Township90.86%77.23% – 104.49%
Mine Hill60.72%51.61% – 69.83%
Montville68.53%58.25% – 78.81%
Morris Plains68.10%57.89% – 78.32%
Morris Township72.98%62.03% – 83.93%
Morristown90.51%76.93% – 104.09%
Mount Arlington79.84%67.86% – 91.82%
Mount Olive66.12%56.20% – 76.04%
Mountain Lakes87.51%74.38% – 100.64%
Netcong69.53%59.10% – 79.96%
Parsippany-Troy Hills66.60%56.61% – 76.59%
Pequannock93.49%79.47% – 107.51%
Randolph71.53%60.80% – 82.26%
Riverdale87.19%74.11% – 100.27%
Rockaway Borough67.26%57.17% – 77.35%
Rockaway Township83.81%71.24% – 96.38%
Roxbury64.45%54.78% – 74.12%
Victory Gardens52.26%44.42% – 60.10%
Washington Township68.81%58.49% – 79.13%
Wharton92.46%78.59% – 106.33%

Revaluation and reassessment towns: for 2026, the Division of Taxation recognized revaluations or reassessments in Butler, Chester Borough, Lincoln Park, Long Hill, Mendham Township, Mountain Lakes, Pequannock, Riverdale, Rockaway Township, Victory Gardens and Wharton (NJ Division of Taxation — 2026 list). In those towns, the 2026 deadline was May 1 and the common level was 100%. The ratios above apply to the other towns.

Evidence and hearings, according to the Board's hearing preparation guide:

Value is set as of October 1 of the pre-tax year. Your assessment is presumed correct, and you have to prove it's wrong.
Comparable sales: attach a list of 3 to 5 sales to all copies of your appeal when you file. The assessor must receive complete details at least 7 days before the hearing.
Expert testimony: one copy of the appraisal goes to the assessor and five copies go to the Board at least 7 days before the hearing.
Missing the hearing without a postponement gets the appeal dismissed "for lack of prosecution."

The Board is at 30 Schuyler Place, Morristown, and holds in-person hearings only (Morris County Board of Taxation). We prepare tax appeal appraisals valued as of the correct date, run the ratio test before you file, and attend the hearing to testify.

Estate and Date-of-Death Appraisals

Morris County estates are handled by the Morris County Surrogate, 10 Court Street, 5th Floor, Morristown (NJ Courts). Executors usually 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. At Morris County prices, 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 Morris County Family Court

Morris County divorce matters are handled by the Family Division at the Morris County Courthouse, Washington and Court Streets, Morristown (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 spouses can't be present together.

Estate Homes, Flood Areas and Highlands Properties

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

Estate and large-lot homes in Harding, Mendham, Chester, Kinnelon, Mountain Lakes, Chatham Township and Montville. Comparable sales are scarce, and lot size, usable land, outbuildings and custom finishes all need supported adjustments.
Flood-prone areas along the Passaic, Pompton, Rockaway and Whippany rivers. Morris County's Flood Mitigation Program, started in 2012 after Hurricane Irene, has bought 78 flood-threatened homes in towns including Lincoln Park, Pequannock, Riverdale, Denville, Long Hill, Parsippany, Boonton and Morristown. Lincoln Park has received the most grants (Morris County). Flood zone, flood history, elevation and insurance cost all affect value.
Highlands and lake properties in Jefferson, Rockaway Township, Kinnelon, Roxbury, Mount Olive and Washington Township. Morris is one of seven counties in the New Jersey Highlands region (NJDEP), where environmental rules can limit what can be built on a lot. Lake frontage, lake rights and seasonal conversions need their own comparables.

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

Housing Stock We Appraise Across Morris County

Morristown, Madison, Chatham Borough, Florham Park and Morris Plains

Victorians, Colonials, Tudors, townhouses and condos near the Morris & Essex Line.

Harding, Mendham, Chester, Chatham Township and Mountain Lakes

estate homes, custom Colonials, farmhouses and large-lot properties.

Parsippany-Troy Hills, Hanover, East Hanover, Montville, Denville and Randolph

split-levels, Colonials, ranches, townhouse communities and newer subdivisions.

Jefferson, Kinnelon, Rockaway Township, Roxbury, Mount Olive and Washington Township

lake homes, contemporaries, raised ranches and rural acreage.

Dover, Wharton, Boonton, Butler, Netcong and Victory Gardens

older single-family homes, two-family homes and small multifamily buildings.

Areas We Serve in Morris County

We serve all 39 Morris County municipalities:

  • Boonton Town
  • Boonton Township
  • Butler
  • Chatham Borough
  • Chatham Township
  • Chester Borough
  • Chester Township
  • Denville
  • Dover
  • East Hanover
  • Florham Park
  • Hanover
  • Harding
  • Jefferson
  • Kinnelon
  • Lincoln Park
  • Long Hill
  • Madison
  • Mendham Borough
  • Mendham Township
  • Mine Hill
  • Montville
  • Morris Plains
  • Morris Township
  • Morristown
  • Mount Arlington
  • Mount Olive
  • Mountain Lakes
  • Netcong
  • Parsippany-Troy Hills
  • Pequannock
  • Randolph
  • Riverdale
  • Rockaway Borough
  • Rockaway Township
  • Roxbury
  • Victory Gardens
  • Washington Township
  • Wharton

Other Appraisal Services in Morris County

Frequently Asked Questions – Morris County Appraisals

What is the property tax appeal deadline in Morris County?
April 1, or May 1 in a town that implemented a revaluation or reassessment that year. Added or omitted assessments are due December 1. If your property is assessed over $1,000,000, you can file directly with the State Tax Court by April 1. Morris County Board of Taxation hearings are held in person only.
Can a tax appeal raise my assessment in Morris County?
Yes. The Morris County Board of Taxation says that if your assessment-to-market-value ratio falls below your town's common level range, the Board may increase your assessment to the common level. Before you file, get an independent market value and run the ratio test for your town. If the result falls within the range or below it, an appeal may not help or may backfire.
What evidence does the Morris County Tax Board require?
You must prove true market value as of October 1 of the pre-tax year. If you use comparable sales, attach a list of 3 to 5 sales to all copies of your appeal when you file, and the assessor must receive complete details at least 7 days before the hearing. If you rely on expert testimony, one copy of the appraisal goes to the assessor and five copies go to the Board at least 7 days before the hearing. The appraiser attends the hearing to testify.
Can you appraise a large-lot, luxury or Highlands property in Morris County?
Yes. Harding, Mendham, Chester, Kinnelon, Mountain Lakes and the Chathams have many estate homes and large lots, and western and northern Morris lie in the Highlands region. For these assignments we look closely at lot size, usable land, zoning and environmental limits, outbuildings and custom features, because comparable sales are fewer and farther apart.
How long does a Morris 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. Luxury, acreage, court-ready and retrospective assignments may cost more. You'll get a firm quote before scheduling.

Request a Morris 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 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.