White farmhouse with red barn, stone-chimney lake contemporary and raised ranch below the Kittatinny ridge in Sussex County, New Jersey

Independent, State-Certified Real Estate Appraisals

Sussex 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 Sussex County

Sussex County has 24 municipalities, from Newton and Sparta to the lake communities of Hopatcong, Byram, Stanhope and Vernon, and to the farms and forests of Wantage, Frankford, Montague, Sandyston and Walpack along the Kittatinny Ridge and the Delaware Water Gap. The median owner-occupied home value is $342,800, and 84.9% of homes are owner-occupied, one of the highest rates in New Jersey (U.S. Census).

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

Sussex County Tax Appeals: Reassessments, Ratios and Evidence

Reassessments are under way across the county. Franklin, Green, Hamburg, Hardyston, Newton and Stanhope implemented revaluations or reassessments for 2026 (NJ Division of Taxation — 2026 list). In January 2026, the Sussex County Board of Taxation extended Byram Township's district-wide reassessment to the 2028 tax year. It also discussed adding Hampton Township for 2028 (Board minutes, January 21, 2026). After a revaluation or reassessment, assessments are supposed to equal 100% of market value as of the prior October 1, so an appeal comes down to whether the new value is supported by comparable sales (Sussex County Board of Taxation).

In other towns, the ratio test applies. 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 24 towns (NJ Division of Taxation — 2026 Chapter 123 ratios):

MunicipalityAverage ratioCommon level range
Andover Borough70.38%59.82% – 80.94%
Andover Township55.68%47.33% – 64.03%
Branchville79.16%67.29% – 91.03%
Byram (reassessment extended to 2028)58.12%49.40% – 66.84%
Frankford61.83%52.56% – 71.10%
Franklin (2026 revaluation/reassessment)89.85%76.37% – 103.33%
Fredon65.57%55.73% – 75.41%
Green (2026 revaluation/reassessment)103.55%88.02% – 119.08%
Hamburg (2026 revaluation/reassessment)52.31%44.46% – 60.16%
Hampton52.94%45.00% – 60.88%
Hardyston (2026 revaluation/reassessment)97.47%82.85% – 112.09%
Hopatcong88.29%75.05% – 101.53%
Lafayette62.30%52.96% – 71.65%
Montague58.41%49.65% – 67.17%
Newton (2026 revaluation/reassessment)89.64%76.19% – 103.09%
Ogdensburg60.68%51.58% – 69.78%
Sandyston56.50%48.03% – 64.98%
Sparta59.82%50.85% – 68.79%
Stanhope (2026 revaluation/reassessment)55.34%47.04% – 63.64%
Stillwater55.42%47.11% – 63.73%
Sussex58.73%49.92% – 67.54%
Vernon91.94%78.15% – 105.73%
Walpack93.56%79.53% – 107.59%
Wantage64.60%54.91% – 74.29%

The state treats ratios above 100%, such as Green Township, as 100%.

Worked example

Example, using Sparta's 2026 average ratio of 59.82% (range 50.85% – 68.79%): a home is assessed at $300,000.

  • If it appraises at $520,000, the ratio is 57.7%, inside the range, so there's no change, even if the owner feels over-assessed.
  • If it appraises at $400,000, the ratio is 75.0%, above the range, so the assessment is reduced to about $239,280 ($400,000 × 59.82%).

Filing and hearings, according to the Sussex County Board of Taxation and the NJ Division of Taxation:

Deadlines: April 1, or May 1 in towns that implemented a revaluation or reassessment.
Taxes and municipal charges must be paid through the first quarter of the tax year.
Hearings are generally held in May, June and possibly July. Adjournments aren't granted, and a missed hearing can be dismissed.
Properties assessed over $1 million can file directly with the State Tax Court by April 1.

Evidence rules, from the Sussex County Board of Taxation:

Bank appraisals are not acceptable. A refinance or purchase appraisal won't do. The report must be prepared for the appeal.
Appraisal copies: one to the assessor and one to the Board, no later than 7 days before the hearing.
The appraiser must be available at the hearing to testify and be cross-examined by the municipality and the Board.
At least three comparable sales must go to the assessor, clerk and Board at least one week before the hearing, if they weren't filed with the petition. Sales should be on or near the October 1 assessment date.

The Board is at 83 Spring Street, Suite 301, Newton (973-579-0970). We prepare tax appeal appraisals valued as of October 1 and appear at the hearing to testify.

Estate and Date-of-Death Appraisals

Sussex County estates are handled by the Sussex County Surrogate, 3 High Street, Suite 1, in the historic Sussex County Court House in Newton (Sussex 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.

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 Sussex County Family Court

Sussex County divorce matters are handled by the Family Division at the Sussex County Judicial Center, 43-47 High Street, Newton (NJ Courts). When the marital home, a lake house or a farm 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.

Lake Communities, Farms and Rural Properties

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

Private lake communities such as Lake Mohawk in Sparta, a 770-acre lake community (NJ Coalition of Lake Associations), and Highland Lakes in Vernon, as well as Lake Hopatcong and Culver Lake. Lakefront versus lake-rights, docks, beaches, association dues and rules, and seasonal construction all affect value.
Farms and acreage in Wantage, Frankford, Lafayette, Fredon and Montague. Farmland assessment, outbuildings, preserved-farm restrictions, and well and septic systems all matter.
Rural and mountain homes where comparable sales are scarce. We widen the search carefully and make market-supported adjustments for land, location and utilities.

We also provide as-is and after-repair value (ARV) appraisals for renovation projects and conversions of seasonal lake cottages to year-round homes.

Housing Stock We Appraise Across Sussex County

Sparta and Byram

lake-community homes, Colonials, contemporaries and newer luxury homes.

Vernon, Hardyston and Hamburg

Highland Lakes homes, ski-area condos and townhouses, ranches and raised ranches.

Hopatcong, Stanhope and Andover

lakefront and lake-rights homes, cottages and bungalows, and split-levels.

Newton, Franklin, Ogdensburg and Sussex Borough

older town homes, two-family homes and in-town Colonials.

Wantage, Frankford, Lafayette, Fredon, Green, Hampton, Branchville, Montague, Sandyston, Stillwater and Walpack

farms, acreage, rural homes and log and cedar homes.

Areas We Serve in Sussex County

We serve all 24 Sussex County municipalities:

  • Andover Borough
  • Andover Township
  • Branchville
  • Byram
  • Frankford
  • Franklin
  • Fredon
  • Green
  • Hamburg
  • Hampton
  • Hardyston
  • Hopatcong
  • Lafayette
  • Montague
  • Newton
  • Ogdensburg
  • Sandyston
  • Sparta
  • Stanhope
  • Stillwater
  • Sussex
  • Vernon
  • Walpack
  • Wantage

Other Appraisal Services in Sussex County

Frequently Asked Questions – Sussex County Appraisals

What is the property tax appeal deadline in Sussex County?
April 1, or 45 days after assessment notices are mailed if later. Towns that implemented a revaluation or reassessment have a May 1 deadline. The Sussex County Board of Taxation also requires all taxes and municipal charges to be paid through the first quarter of the tax year. Hearings are generally held in May, June and possibly July, and adjournments aren't granted.
Can I use my bank or refinance appraisal for a Sussex County tax appeal?
No. The Sussex County Board of Taxation says bank appraisals are not acceptable. A tax appeal appraisal must be valued as of October 1 of the pre-tax year, prepared for the appeal, and backed by an appraiser who is available to testify. One copy goes to the assessor and one to the Board no later than 7 days before the hearing.
Which Sussex County towns are reassessing?
Franklin, Green, Hamburg, Hardyston, Newton and Stanhope implemented revaluations or reassessments for 2026, according to the state's list. In January 2026, the County Board extended Byram's district-wide reassessment to the 2028 tax year, and discussed adding Hampton for 2028. After a reassessment, assessments are supposed to equal market value, so an appeal depends on whether comparable sales support the new number.
Can you appraise lake community homes?
Yes. We appraise homes in Sussex County's private lake communities, such as Lake Mohawk in Sparta, Highland Lakes in Vernon, and Lake Hopatcong. Lakefront versus lake-rights, dock and beach access, association dues and rules, and seasonal versus year-round construction all affect value. We compare within the same lake community first.
How long does a Sussex 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. Lakefront, farm, acreage, court-ready and retrospective assignments may cost more. You'll get a firm quote before scheduling.

Request a Sussex 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.