New Jersey residents may qualify for property tax relief through three, NJ State funded programs: ANCHOR, Senior Freeze and Stay NJ. Eligibility is based on income, residency, age, and homeownership requirements. Only one application is required.
| Who can apply? | Programs |
|---|---|
| NJ homeowners and renters of all ages | ANCHOR |
| NJ homeowners age 65 and older | ANCHOR, Senior Freeze and Stay NJ All through one application |
Benefits range from $450 for eligible renters to as much as 50% of property taxes for eligible senior homeowners. So, as example, if you are a Hoboken homeowner age 65 or older with annual income of $100,000 or less, your combined benefit could be up to $6,500 or 50% of your property tax bill, whichever is lower.
See below for details about each program and its eligibility requirements.
Application deadline: November 2, 2026
ANCHOR
ANCHOR provides direct property tax relief to income-qualified New Jersey residents of ALL AGES , whether they are homeowners or renters.
| Applicant | Income | Benefit (<65) | Benefit (65+) |
|---|---|---|---|
| Homeowner | $150,000 or less | $1,500 | $1,750 |
| Homeowner | $150,001–$250,000 | $1,000 | $1,250 |
| Renter | $150,000 or less | $450 | $700 |
Residents who are 65 years of age or older may also qualify for the Senior Freeze and Stay NJ programs. Homeowners and renters with incomes above these limits are not eligible for ANCHOR.
SENIOR FREEZE
Senior Freeze is a reimbursement program for homeowners 65 years of age and older. The program effectively locks in property taxes at a designated base-year amount. Eligible homeowners receive reimbursement for increases in property taxes above that amount.
Qualifications
- Be 65 years of age or older (or receive qualifying disability benefits).
- Have owned and occupied the property as your principal residence since December 31, 2022.
- Meet the applicable income requirements.
Income limits
- 2024
- $168,268
- 2025
- $172,475
Income limits are established by the State of New Jersey and are subject to change.
Example
Suppose your property taxes were $10,000 in your base year.
| Year | Property taxes | Reimbursement | Effective property taxes |
|---|---|---|---|
| Base year | $10,000 | — | $10,000 |
| Following year | $11,000 | $1,000 | $10,000 |
| Next year | $12,000 | $2,000 | $10,000 |
STAY NJ
The Stay NJ program brings it all together. It is designed to combine ANCHOR, Senior Freeze, and Stay NJ benefits so an eligible senior homeowner can receive as much as 50% of their property taxes, subject to income-based caps.
ANCHOR and Senior Freeze benefits are calculated first. Stay NJ then provides the additional amount, if any, needed to reach the homeowner’s maximum total benefit.
Qualifications
- Be 65 years of age or older.
- Have owned and occupied the home for the full calendar year.
- Reside in a home subject to property taxes or a PILOT agreement.
- Meet the applicable income requirements.
Income-based annual caps
- $100,000 or less
- $6,500
- $100,000.01–$150,000
- $5,000
- $150,000.01–$200,000
- $4,000
- More than $200,000
- Not eligible
The maximum combined benefit is the lower of 50% of the property tax bill or the applicable income-based cap.
Example
Suppose the homeowner has:
- Property taxes of $11,000.
- An ANCHOR benefit of $1,750.
- A Senior Freeze reimbursement of $1,000.
| Calculation | Amount |
|---|---|
| Property tax bill | $11,000 |
| 50% of property tax bill | $5,500 |
| Income-based cap | $6,500 |
| Maximum combined benefit (lower amount) | $5,500 |
| Less ANCHOR | ($1,750) |
| Less Senior Freeze | ($1,000) |
| Stay NJ benefit | $2,750 |
| Total combined benefit | $5,500 |
Apply and Learn More
Eligibility is determined annually, and a new application is required each year, although the State may automatically file for some ANCHOR applicants.
Only one application is needed to determine which property tax relief programs and benefits you may be eligible to receive.
Because eligibility depends on your individual circumstances—and program requirements may change—please check with the New Jersey Division of Taxation for answers to specific questions.
Application deadline: November 2, 2026
Property Tax Relief Hotline: 1-888-238-1233
Information reviewed August 1, 2026.
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