Red-brick Georgian farmhouse, white clapboard farmhouse and open farm fields in rural Salem County, New Jersey

Independent, State-Certified Real Estate Appraisals

Salem 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 Salem County

Salem County has 15 municipalities in New Jersey's southwestern corner. They range from Pennsville, Carneys Point and Penns Grove near the Delaware Memorial Bridge, to Salem City and Woodstown, to the farms of Pilesgrove, Mannington, Alloway, Quinton, Pittsgrove and Upper Pittsgrove. The median owner-occupied home value is $223,000, and 71.3% of homes are owner-occupied (U.S. Census).

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

Salem County Tax Appeals: Ratios, Revaluation and Evidence

Ratios vary widely across the county. In 2026, Salem City had the lowest average ratio at 49.82%. Carneys Point had the highest at 107.29%, meaning assessments there averaged more than market value (NJ Division of Taxation — 2026 Chapter 123 ratios). The state treats ratios above 100% as 100%. Lower Alloways Creek implemented a revaluation or reassessment for 2026 (NJ Division of Taxation — 2026 list).

How the ratio test works. 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 15 towns:

MunicipalityAverage ratioCommon level range
Alloway66.97%56.92% – 77.02%
Carneys Point107.29%91.20% – 123.38%
Elmer70.88%60.25% – 81.51%
Elsinboro76.97%65.42% – 88.52%
Lower Alloways Creek (2026 revaluation/reassessment)60.30%51.26% – 69.35%
Mannington80.22%68.19% – 92.25%
Oldmans80.69%68.59% – 92.79%
Penns Grove59.15%50.28% – 68.02%
Pennsville64.71%55.00% – 74.42%
Pilesgrove68.00%57.80% – 78.20%
Pittsgrove61.59%52.35% – 70.83%
Quinton72.90%61.97% – 83.84%
Salem City49.82%42.35% – 57.29%
Upper Pittsgrove74.38%63.22% – 85.54%
Woodstown70.08%59.57% – 80.59%
Worked example

Example, using Pennsville's 2026 average ratio of 64.71% (range 55.00% – 74.42%): a home is assessed at $140,000.

  • If it appraises at $200,000, the ratio is 70.0%, inside the range, so there's no change, even if the owner feels over-assessed.
  • If it appraises at $170,000, the ratio is 82.4%, above the range, so the assessment is reduced to about $110,007 ($170,000 × 64.71%).

Filing, according to the state's appeal petition:

Deadlines: April 1, or 45 days after assessment notices are mailed if later. Appeals must be received, not just postmarked.
Revaluation or reassessment towns have a May 1 deadline.
Properties assessed over $1 million can also file directly with the State Tax Court.

Evidence rules, from the state's appeal petition, which applies to county board appeals:

Appraisal copies: one for the tax administrator and each board member, plus one for each opposing party, at least seven calendar days before the hearing.
The appraiser and taxpayer must appear. The appraiser must be present to testify to the report.
No more than five comparable sales go to the assessor, clerk and Board seven days ahead, if they weren't filed with the petition.
Board office

The Salem County Board of Taxation is at the Fifth Street Complex, 110 Fifth Street, Suite 300, Salem (856-935-7510, ext. 8274) (Salem County Board of Taxation). We prepare tax appeal appraisals valued as of October 1 and appear at the hearing to testify.

Estate and Date-of-Death Appraisals

Salem County estates are handled by the Salem County Surrogate at the Salem County Courthouse, 92 Market Street, Suite A122, Salem, by appointment (Salem County Surrogate). 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. That includes family farms passed between generations.

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 Salem County Family Court

Salem County divorce matters are handled by the Family Division at the Salem County Courthouse, 92 Market Street, Salem (NJ Courts). When the marital home, a farm or a rental 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.

Farms, Preserved Land and Historic Homes

As of November 2023, Salem County was New Jersey's leader in preserved farmland, with 408 preserved farms covering 43,341 acres in 12 municipalities (NJ Conservation Foundation). That shapes the market in several ways:

Preserved farms carry permanent deed restrictions. Their value can't be compared directly with unrestricted land.
Farmland-assessed properties in Pilesgrove, Mannington, Alloway, Quinton, Pittsgrove, Upper Pittsgrove, Elsinboro and Lower Alloways Creek need the house and land valued separately from the tax treatment.
Historic homes, including 18th-century brick farmhouses and in-town homes in Salem City and Woodstown, have few close comparable sales. We widen the search carefully and make market-supported adjustments for age, condition and land.

We also provide as-is and after-repair value (ARV) appraisals for renovation projects in Salem City, Penns Grove and Pennsville.

Housing Stock We Appraise Across Salem County

Pennsville, Carneys Point, Penns Grove and Oldmans

ranches, capes, split-levels, post-war homes and newer subdivisions.

Salem City and Woodstown

historic brick and frame homes, twins and row homes, and two-family homes.

Pilesgrove, Mannington, Upper Pittsgrove and Pittsgrove

farms, acreage, farmhouses and newer rural homes.

Alloway, Quinton, Elsinboro, Elmer and Lower Alloways Creek

village homes, farmhouses and waterfront and marsh-edge properties.

Areas We Serve in Salem County

We serve all 15 Salem County municipalities:

  • Alloway
  • Carneys Point
  • Elmer
  • Elsinboro
  • Lower Alloways Creek
  • Mannington
  • Oldmans
  • Penns Grove
  • Pennsville
  • Pilesgrove
  • Pittsgrove
  • Quinton
  • Salem City
  • Upper Pittsgrove
  • Woodstown

Other Appraisal Services in Salem County

Frequently Asked Questions – Salem County Appraisals

What is the property tax appeal deadline in Salem County?
April 1, or 45 days after assessment notices are mailed if later. Appeals must be received by the Salem County Board of Taxation, not just postmarked. In towns that implemented a revaluation or reassessment, the deadline is May 1. Properties assessed over $1 million can also file directly with the State Tax Court.
My Carneys Point assessment seems higher than my home is worth. Can I appeal?
Possibly. Carneys Point's 2026 average ratio was 107.29%, which means assessments there averaged more than market value. The state treats ratios above 100% as 100%. If a current appraisal shows your home is worth less than its assessment, and the gap falls outside the town's common level range, the Board can reduce the assessment. The appraisal must be valued as of October 1 of the pre-tax year.
What does the Salem County Tax Board require if I use an appraisal?
Under the rules printed on the state's appeal petition, a party relying on an appraisal must give the Board a copy for the tax administrator and each board member, plus one copy to each opposing party, at least seven calendar days before the hearing. The appraiser and the taxpayer must both appear, and the appraiser must be present to testify. No more than five comparable sales may be submitted.
Can you appraise farms and preserved farmland in Salem County?
Yes. Salem County leads New Jersey in preserved farmland. Deed-restricted preserved farms, farmland-assessed land, outbuildings, and well and septic systems all need careful comparable selection and adjustment. We separate the house, the land and any restrictions so the value holds up for estates, divorces and family buyouts.
How long does a Salem 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. Farm, acreage, historic, court-ready and retrospective assignments may cost more. You'll get a firm quote before scheduling.

Request a Salem 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.