Brick Colonial, two-family porch home and stone-front ranch on a hillside street below a wooded ridge in Passaic County, New Jersey

Independent, State-Certified Real Estate Appraisals

Passaic 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 Passaic County

Passaic County has 16 municipalities (Passaic County). They range from the cities of Paterson, Clifton and Passaic to the suburbs of Wayne, Little Falls, Totowa and Hawthorne, and the lake and mountain communities of West Milford, Ringwood and Wanaque. The median owner-occupied home value is $439,400, and 52.8% of homes are owner-occupied (U.S. Census). The county has a large stock of two-family and multi-family homes.

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

Passaic County Revaluations: Paterson in 2026, Clifton in 2027

Paterson revalued for 2026. The revaluation raised assessments on more than 11,000 properties, over 60% of the city's parcels (NorthJersey.com). Paterson owners filed 1,390 appeals, up 47% from 945 in 2025 (NorthJersey.com).

Clifton is revaluing for 2027. The revaluation was ordered by the Passaic County Board of Taxation and the Division of Taxation. New values will be based on market value as of October 1, 2026. Inspectors from Appraisal Systems, Inc. are measuring and photographing exteriors and asking to inspect interiors, and every owner will be mailed a proposed assessment with a chance to question it (Appraisal Systems, Inc.). Clifton's 2026 average ratio is 31.87%, so after the revaluation, assessments across the city will jump to about full market value. The tax impact depends on how your home's value changes compared with the rest of the city.

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 as of the valuation date (NJ Division of Taxation). An independent appraisal as of October 1, 2026 is the strongest way to check a new Clifton assessment and, if needed, to challenge it.

Passaic County Tax Appeals: Ratios, Deadlines and Evidence

In towns that haven't just revalued, 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
Bloomingdale53.59%45.55% – 61.63%
Clifton31.87%27.09% – 36.65%
Haledon45.99%39.09% – 52.89%
Hawthorne69.15%58.78% – 79.52%
Little Falls56.86%48.33% – 65.39%
North Haledon60.50%51.43% – 69.58%
Passaic45.62%38.78% – 52.46%
Paterson (see note)41.41%35.20% – 47.62%
Pompton Lakes59.15%50.28% – 68.02%
Prospect Park40.50%34.43% – 46.58%
Ringwood57.24%48.65% – 65.83%
Totowa51.88%44.10% – 59.66%
Wanaque54.41%46.25% – 62.57%
Wayne35.82%30.45% – 41.19%
West Milford54.79%46.57% – 63.01%
Woodland Park64.98%55.23% – 74.73%

Note: Paterson implemented its revaluation in 2026 (NJ Division of Taxation — 2026 list), so its 2026 assessments were measured against 100% of market value rather than the ratio above.

Worked example

Example, using Wayne's 2026 average ratio of 35.82% (range 30.45% – 41.19%): a home is assessed at $220,000.

  • If it appraises at $600,000, the ratio is 36.7%, inside the range, so there's no change, even if the owner feels over-assessed.
  • If it appraises at $500,000, the ratio is 44.0%, above the range, so the assessment is reduced to about $179,100 ($500,000 × 35.82%).

Deadlines: April 1, or May 1 in a revaluation or reassessment town. File on or after February 1, after you receive your assessment card. Send the original with the filing fee to the Tax Board, and copies to the assessor and the municipal clerk. The assessor's copy must actually be delivered, or the appeal may be denied. Properties assessed over $1 million can also appeal directly to the State Tax Court (NJ Division of Taxation).

According to the Passaic County Board of Taxation:

The appraiser must be present at the hearing if the appraisal is used as evidence.
No evidence by email or fax. All evidence must be submitted in hard copy.
2026 hearings were held at 930 Riverview Drive, Suite 200, Totowa, starting at 9 a.m. Decisions are mailed afterward, not announced at the hearing.
Adjournments are granted for emergencies only, and must be requested in writing.
Corporations, LLCs, partnerships, estates and trusts that paid more than $25,000 in property taxes the prior year need an attorney at the hearing.

The Board's office is at 401 Grand Street, Room 105, Paterson. We prepare tax appeal appraisals valued as of the correct date and attend the hearing to testify.

Estate and Date-of-Death Appraisals

Passaic County estates are handled by the Passaic County Surrogate, 71 Hamilton Street, Room 101, Paterson (Passaic County Surrogate). 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.

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 Passaic County Family Court

Passaic County divorce matters are handled by the Family Division at the Passaic County Administration Building, 401 Grand Street, 8th Floor, Paterson (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.

Multi-Family Homes, Flood Areas and Lake Properties

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

Two- to four-family homes in Paterson, Passaic, Clifton, Haledon and Prospect Park. Buyers look at rent as well as the house, so we check rents and, when it helps, a gross rent multiplier alongside comparable sales.
Passaic River flood areas in Little Falls, Wayne, Totowa, Paterson and Pompton Lakes. In a December storm, first responders rescued a Little Falls family as floodwater reached their home a few hundred yards from the river (Gothamist). Flood zone, flood history, elevation and insurance cost all affect value.
Lake and mountain properties in West Milford, Ringwood, Wanaque and Bloomingdale. Lake frontage, lake rights, steep or wooded lots, private wells and septic systems, and seasonal conversions all need their own comparables.

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

Housing Stock We Appraise Across Passaic County

Paterson, Passaic and Prospect Park

two- to four-family homes, row homes, older single-family homes, mixed-use buildings and small apartment buildings.

Clifton, Haledon and North Haledon

Cape Cods, Colonials, two-family homes, split-levels and condos.

Wayne, Totowa, Little Falls, Woodland Park and Hawthorne

split-levels, ranches, Colonials, bi-levels, townhouses and condos.

West Milford, Ringwood, Wanaque, Bloomingdale and Pompton Lakes

lake homes, contemporaries, raised ranches, cottages and wooded acreage.

Areas We Serve in Passaic County

We serve all 16 Passaic County municipalities:

  • Bloomingdale
  • Clifton
  • Haledon
  • Hawthorne
  • Little Falls
  • North Haledon
  • Passaic
  • Paterson
  • Pompton Lakes
  • Prospect Park
  • Ringwood
  • Totowa
  • Wanaque
  • Wayne
  • West Milford
  • Woodland Park

Other Appraisal Services in Passaic County

Frequently Asked Questions – Passaic County Appraisals

What is the property tax appeal deadline in Passaic County?
April 1 in most towns, or May 1 in a town that implemented a revaluation or reassessment. Paterson had a May 1 deadline in 2026. Clifton is revaluing for 2027, so expect a May 1, 2027 deadline there, but confirm with the Passaic County Board of Taxation. File on or after February 1, after you receive your assessment card. Deliver the assessor's copy to your town's assessor, or the appeal may be denied.
Clifton is revaluing for 2027. What should I do?
The new Clifton values will be based on market value as of October 1, 2026. When your proposed assessment arrives, compare it with sales of similar homes from around that date. After a revaluation, your assessment should equal 100% of market value, so an appeal comes down to whether your new value is supported by comparable sales. We can appraise your home as of October 1, 2026 and testify if you appeal.
Does the appraiser have to testify at a Passaic County tax appeal hearing?
Yes. The Passaic County Board of Taxation says the appraiser must be present at the hearing if the appraisal is used as evidence. The Board doesn't accept evidence by email or fax, so all evidence must be in hard copy. Decisions are mailed after the hearing rather than announced. Corporations, LLCs, partnerships, estates and trusts that paid more than $25,000 in property taxes the prior year need an attorney at the hearing.
Can you appraise a two-family or multi-family home in Paterson, Passaic or Clifton?
Yes. Paterson, Passaic, Clifton, Haledon and Prospect Park have many two- to four-family homes. We use comparable sales of similar income properties, and we can analyze rents and a gross rent multiplier when that helps support the value.
How long does a Passaic 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. Multi-family, lake, acreage, court-ready and retrospective assignments may cost more. You'll get a firm quote before scheduling.

Request a Passaic 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.