Your Complete Guide to New Jersey’s Property Tax Relief Programs: ANCHOR, Senior Freeze and Stay NJ

Understanding what you qualify for and how to apply.

If you’re a New Jersey homeowner or renter feeling the weight of property taxes, you’re not alone. The Garden State consistently ranks among the highest in the nation for property tax burdens, which is why the state has created several relief programs to help ease that financial strain. The challenge is that these programs can be confusing to navigate, with different eligibility requirements, application processes and payment schedules. This year adds another wrinkle: the state budget signed on June 30, 2026 significantly restructured the Stay NJ program, so even if you read up on these programs last year, some of what you learned is now out of date.

This guide will walk you through the three major property tax relief programs available to New Jersey residents in the current application cycle: ANCHOR, Senior Freeze and Stay NJ.

The Big Picture: Three Programs Working Together

Think of these three programs as layers of protection against high property taxes. Depending on your age, income and living situation, you might qualify for one, two or even all three programs. The good news is that the state has made it much easier to apply by creating a single combined application, the PAS-1, for seniors and people with disabilities. The 2026 filing season opened in early February, and the deadline to apply is November 2, 2026.

Here’s the basic breakdown:

ANCHOR (Affordable New Jersey Communities for Homeowners and Renters) is available to both homeowners and renters with moderate incomes, regardless of age.

Senior Freeze (officially called the Property Tax Reimbursement Program) helps seniors and people with disabilities by “freezing” their property taxes at a certain level and reimbursing them for increases beyond that baseline.

Stay NJ is the newest program, covering up to 50% of property taxes for eligible seniors. Under the Fiscal Year 2027 budget signed on June 30, 2026, the program now uses income-based benefit tiers with a maximum benefit of $6,500, and the income cap has dropped from $500,000 to $200,000. More on that below, because it is the biggest change this year.

The key thing to understand is that these programs work together but don’t simply stack on top of each other. Stay NJ factors in what you’ve already received from ANCHOR and Senior Freeze when calculating your benefit.

ANCHOR: Property Tax Relief for Homeowners and Renters

The ANCHOR program provides property tax relief to both homeowners and renters who live in New Jersey as their primary residence and meet certain income requirements. For the current cycle, eligibility is based on your situation during 2025.

Who Qualifies for ANCHOR?

Homeowners can receive ANCHOR benefits if they:

Owned and lived in their home as their principal residence on October 1, 2025
Have annual gross income up to $250,000
Are New Jersey residents

Renters can receive ANCHOR benefits if they:

Were New Jersey residents who paid rent on their principal residence
Have annual gross income up to $150,000
Live in a rental unit subject to property taxes

It’s important to note that mobile homeowners are considered renters for the ANCHOR program. The income limits are unchanged from last year.

How Much Money Can You Get?

The benefit amounts vary based on your income level:

For Homeowners:

Income under $150,000: up to $1,500
Income between $150,000 and $250,000: up to $1,000

For Renters:

Income up to $150,000: up to $450

Seniors have historically received an additional $250 on top of the base amount. Under the new state budget, that senior bonus is being restructured: the Governor’s budget plan continues the extra $250 for senior renters, while senior homeowners are expected to see their additional relief flow through the restructured Stay NJ program instead. Watch the Division of Taxation’s property tax relief page for confirmation of how this applies to your benefit.

How to Apply for ANCHOR

The filing deadline for the current cycle is November 2, 2026.

For most applicants under age 65 who aren’t receiving Social Security disability benefits, the state makes it easy. The Division of Taxation auto-files ANCHOR applications on behalf of most eligible New Jersey homeowners and renters in this category. If you qualify under this automatic filing, you should receive an ANCHOR Benefit Confirmation Letter in August 2026. If you don’t receive a letter but believe you’re eligible, you can file your own application, Form ANC-1, online or by mail when the filing window opens this summer.

If you’re 65 or older or receiving Social Security disability benefits, you apply through the PAS-1 combined application instead, either online at propertytaxrelief.nj.gov or by paper.

One important requirement: The online application requires identity verification through ID.me. You’ll need to have ready a driver’s license, state ID, passport card or passport to complete this verification process, and additional documentation may be requested.

When Will You Receive Your ANCHOR Payment?

ANCHOR payments for the current cycle are expected to start September 15, 2026 and will continue on a rolling basis, with most applicants receiving payment within 90 days unless additional information is required. So if you apply close to the November 2 deadline, you might not see your payment until early 2027.

Senior Freeze: Protecting Seniors from Property Tax Increases

The Senior Freeze program operates on a different principle than ANCHOR. Rather than providing a flat rebate amount, it establishes a “base year” for your property taxes and then reimburses you for increases above that baseline in subsequent years. You may be eligible for a reimbursement if you met all the requirements for each year from the base year through the application year.

Who Qualifies for Senior Freeze?

To be eligible for the Senior Freeze program, you must:

Be age 65 or older (or actually receive Social Security disability benefits)
Have been a New Jersey resident continuously for at least 10 years
Have owned and lived in your home (including mobile homes) for at least 3 years
Meet the annual income limits

What Are the Income Limits?

The income limits for Senior Freeze have been expanded again this cycle. Your total annual income must have been $168,268 or less for 2024, and $172,475 or less for 2025. These limits rise most years, which means seniors who just missed the cutoff before may now qualify.

It’s worth noting that for Senior Freeze purposes, income includes taxable pension and annuity payments, IRA withdrawals, Social Security benefits and unemployment benefits. There are some exclusions that may apply, particularly for government pensions. One helpful change this year: the Income Worksheet is now included in the application itself rather than buried in the filing instructions.

What Properties Are Eligible?

Your primary residence qualifies, whether it’s a traditional home or a mobile home. However, several types of properties are excluded:

Vacation homes or secondary residences
Properties you rent out to others
Properties with more than four units
Properties with multiple commercial units
Properties where you’re completely exempt from property taxes
Properties where you make PILOT (Payments-in-Lieu-of-Tax) payments instead of regular property taxes

One interesting point: If you have life estate rights or hold a lease for 99 years or more, you are considered the owner of the property for purposes of this program.

How to Apply for Senior Freeze

The Senior Freeze application is part of the PAS-1 combined application for New Jersey’s property tax relief programs. Instead of filling out separate applications for Senior Freeze and ANCHOR, seniors and people with disabilities use the single PAS-1 form.

The application for the current cycle became available online in early February 2026 at propertytaxrelief.nj.gov, and the Division of Taxation mailed paper application booklets to more than 500,000 households, along with postcards inviting last season’s online filers to apply online again.

One major improvement carried over from last year: You do not need to provide proof of property taxes paid, even as a first-time applicant. This eliminates a lot of paperwork that used to be required.

When Will You Receive Your Senior Freeze Payment?

Senior Freeze payments for the current cycle begin July 15, 2026 and continue on a payment schedule depending on when you apply. Generally speaking, the earlier you apply, the sooner you receive your reimbursement.

Stay NJ: Restructured, but Still the Most Generous Program for Seniors

Stay NJ is New Jersey’s newest property tax relief program and represents the state’s most ambitious effort to help seniors remain in their homes despite high property taxes. The program reimburses eligible homeowners aged 65 and older for 50% of their property tax bills, subject to a benefit cap. The first Stay NJ checks in the program’s history started going out in February 2026, so this is no longer a program on paper. It is real money arriving in mailboxes.

It is also a program in transition. The Fiscal Year 2027 budget signed by Governor Sherrill on June 30, 2026restructured Stay NJ to direct larger benefits toward lower- and middle-income seniors. If you read about Stay NJ when it was enacted, the headline numbers have changed.

Who Qualifies for Stay NJ?

Age requirement: You must be 65 years or older as of December 31 of the application year.

Residency requirement: You must have owned and lived in your home for the full 12 months of the benefit year. This is stricter than ANCHOR’s October 1 snapshot approach.

Income limit: This is the big change. The income cap, originally set at $500,000, has been lowered to $200,000 under the new budget. Seniors with incomes above $200,000 will no longer qualify for Stay NJ, though they may still qualify for ANCHOR (up to $250,000 for homeowners).

Property type: Traditional homeowners qualify, but mobile homeowners are not eligible for Stay NJ (though they can still receive ANCHOR and Senior Freeze benefits).

Interestingly, if you made PILOT payments to your municipality, you are eligible for the Stay NJ benefit, which is the opposite of the rule for Senior Freeze.

The New Benefit Tiers

Under the restructured program, your maximum Stay NJ benefit depends on your income:

Income of $100,000 or less: up to $6,500
Income between $100,001 and $150,000: up to $5,000
Income between $150,001 and $200,000: up to $4,000

In each tier, the benefit remains 50% of your property tax bill, capped at the tier maximum. Legislative negotiations actually improved on the Governor’s original proposal, which would have capped everyone at $4,000; the final budget restored roughly $100 million in funding and preserved the full $6,500 maximum for seniors earning $100,000 or less.

How Stay NJ Interacts with Your Other Benefits

Here’s where it gets a bit complicated but is essential to understand. Stay NJ doesn’t simply give you 50% of your property taxes on top of your other benefits. Instead, Stay NJ benefits are calculated after ANCHOR and Senior Freeze benefits are determined, and the combined total is subject to your applicable cap.

Here’s how it works in practice for a senior with income under $100,000: Let’s say your annual property taxes are $10,000. Fifty percent would be $5,000. But let’s say you also receive $1,500 from ANCHOR and $800 from Senior Freeze. Your Stay NJ benefit would be calculated as follows:

50% of property taxes: $5,000

Minus ANCHOR benefit: -$1,500

Minus Senior Freeze benefit: -$800

Your Stay NJ payment: $2,700

Total combined benefit from all three programs: $5,000

In this example, you’d be under the $6,500 cap, so you’d receive the full calculated amounts from each program.

How to Apply for Stay NJ

You apply for Stay NJ using the same PAS-1 combined application used for Senior Freeze and ANCHOR. Only seniors aged 65 or older and disabled homeowners or mobile homeowners are eligible to use the PAS-1 combined application.

The deadline for the current application is November 2, 2026, the same as the other programs.

When Will You Receive Your Stay NJ Payment?

Stay NJ operates on a different payment schedule than the other programs. Benefits are paid in quarterly installments rather than as a lump sum. Payments of the first-ever Stay NJ benefits (for the 2024 benefit year) began on February 9, 2026, with the second installment mailed on May 15, 2026. The third installment is expected in August 2026 and the fourth in November 2026, both funded by the newly signed FY 2027 budget. These are paper checks sent by mail, so allow up to 30 days for delivery, and note that your Stay NJ check does not include your Senior Freeze or ANCHOR benefits, which are paid separately.

For the current application cycle, the Division of Taxation expects to distribute Senior Freeze benefits starting in July 2026, ANCHOR benefits starting in September 2026 and the next round of Stay NJ payments beginning in February 2027.

The Combined Application Process: Now in Its Second Season

The PAS-1 combined application, introduced last year, lets seniors aged 65 or older and disabled homeowners or mobile homeowners apply for all three state property tax relief programs by filling out a single application. You fill out one form, and the state determines which programs you qualify for and calculates your benefits from each.

Note that the state does not auto-file the PAS-1. Even if you only qualify for ANCHOR, if you’re 65 or older or receiving Social Security disability benefits, you must file the PAS-1 yourself, online or by paper.

In late 2026, the Division of Taxation will send letters to PAS-1 filers outlining the property tax relief benefit amounts calculated for each program. This notification will break down exactly what you’re receiving from each program and your total benefit. Applicants eligible for Stay NJ will also receive a notice in autumn 2026 detailing property taxes, tax credits and the qualifying benefit amount.

What If You’re Under 65?

If you’re under age 65 and not receiving Social Security disability benefits, you don’t use the PAS-1 form. Instead, the state automatically files ANCHOR applications for most eligible residents in this category. You should receive an ANCHOR Benefit Confirmation Letter in August 2026 if the state filed on your behalf. If you don’t receive this letter but believe you’re eligible, you can file your own application through the online portal when the filing window opens this summer.

Important Deadlines and Payment Schedules at a Glance

Let me summarize the key dates you need to remember:

Application Deadlines:

All programs for the current cycle: November 2, 2026
PAS-1 applications (for seniors 65+ and disabled): Available since early February 2026
ANCHOR auto-file confirmation letters: August 2026

Payment Schedules:

Stay NJ (2024 benefit): Quarterly checks during 2026 (February, May, August and November)
Senior Freeze: Rolling basis starting July 15, 2026
ANCHOR: Rolling basis starting September 15, 2026 (most within 90 days of application)
Stay NJ (current application): Quarterly payments beginning February 2027

Practical Tips for Maximizing Your Benefits

Here are some practical tips:

Apply as early as possible. While the deadline is November 2, the earlier you apply, the sooner you’ll receive your payments. Applications received in the spring are processed first when payments begin flowing in the summer.

Keep your documentation organized. While you no longer need to provide proof of property taxes for Senior Freeze, you should still keep these records in case the Division of Taxation requests additional information. You’ll also need your tax returns to determine your gross income.

Understand how income is calculated. Each program has slightly different definitions of income. For ANCHOR, it’s based on your New Jersey gross income from your NJ-1040 tax return. For Senior Freeze and Stay NJ, the calculation includes additional items like Social Security benefits, pension income and IRA distributions, even if not taxable in New Jersey. If you’re close to an income limit, it’s worth consulting with a tax professional to make sure you’re calculating it correctly. This matters more than ever now that Stay NJ has income tiers, where a few dollars of income can change your maximum benefit.

Don’t assume you don’t qualify. The income limits for these programs are higher than many people realize. Even if you’ve never qualified for property tax relief before, it’s worth checking your eligibility. By the same token, don’t assume you still qualify for Stay NJ if your income is above $200,000; the rules changed this year.

If you move, notify the Division of Taxation. All of these programs require that the property is your principal residence. If you sell your home or move, you need to update your information to avoid owing back any benefits you weren’t entitled to receive.

Watch for scams. Never click links or share personal information in an unsolicited text message or email. The Division of Taxation will never ask for your personal information via text or email. If you’re unsure about a message, contact them directly through their official channels.

What Happens If You Miss the Deadline?

Unfortunately, if you miss the November 2 deadline, you’ll have to wait until the next application cycle to apply. There are no extensions or late filing provisions for these programs. This is why it’s so important to mark your calendar and apply well before the deadline.

However, if you previously received benefits and the state filed automatically on your behalf, you may still receive benefits even if you took no action, provided your eligibility hasn’t changed.

Special Situations to Be Aware Of

If an eligible person dies: If you are an executor or surviving spouse or civil union partner filing on behalf of an eligible homeowner who died during or after the benefit year, attach supporting documents with the application such as a death certificate. The surviving spouse or civil union partner can still claim the benefit, or the executor can file on behalf of the estate.

If you’re divorced and shared a lease: If you are divorced, shared a lease and both occupied the residence, both individuals must file separate applications and report their share of the income.

If you have a life estate: You’re still considered the owner for purposes of these programs and can qualify for benefits.

If your property is in a trust: You may still be considered the owner if you meet certain requirements, though this can get complicated and you may want to consult with an attorney.

How to Get Help

If you need assistance with your application or have questions about your eligibility, there are several resources available:

Phone Support:

ANCHOR hotline: 1-888-238-1233
Senior Freeze infoline: 1-800-882-6597
General Taxation line: 1-609-826-4282
TTY/TDD for hearing-impaired: 1-800-286-6613

Online Resources:

Main property tax relief portal: propertytaxrelief.nj.gov
NJ Division of Taxation property tax relief overview: nj.gov/treasury/taxation/relief.shtml
Property tax relief FAQs: nj.gov/treasury/taxation/propertytaxrelieffaq.shtml

In-Person Assistance: The Division of Taxation operates regional information centers throughout the state. It’s strongly recommended to make an appointment for faster service.

Looking Ahead: What Changes Might Be Coming?

Property tax relief programs are subject to change based on state budget appropriations and legislative action, and this year proved the point. The FY 2027 budget devotes over $4.1 billion to property tax relief, including roughly $2.19 billion for ANCHOR, $345 million for Senior Freeze and about $750 million for Stay NJ, but it also reshaped Stay NJ’s eligibility and benefit structure in the process. Advocacy groups, including AARP New Jersey, have already signaled that the conversation about Stay NJ’s structure is far from over.

The practical takeaway is that the income limits, benefit amounts and eligibility requirements can all shift from year to year. Check the most current information each year when you apply, and don’t rely on last year’s numbers.

The Bottom Line

New Jersey’s property tax burden is real, but the state has created substantial programs to help ease that burden, particularly for seniors and people with modest to moderate incomes. Between ANCHOR, Senior Freeze and Stay NJ, eligible residents can potentially receive thousands of dollars in property tax relief, and with Stay NJ checks now actually arriving, the newest program has moved from promise to practice.

The key is understanding which programs you qualify for, applying on time and providing accurate information. With the combined application for seniors now in its second season, the process is simpler than ever before.

If you’re unsure about your eligibility or how much you might receive, it’s worth taking the time to work through the calculations or consult with a tax professional. The financial benefits can be substantial and can make a real difference in your ability to afford to stay in your home.

Don’t leave money on the table. Check your eligibility, mark your calendar for the November 2, 2026 deadline and make sure you’re taking advantage of every benefit you’re entitled to receive.

This blog post provides general information about New Jersey’s property tax relief programs and should not be considered legal or tax advice. Program details, eligibility requirements and benefit amounts are subject to change, and several changes enacted in the Fiscal Year 2027 budget are still being implemented. For specific guidance about your situation, consult with a qualified tax professional or attorney.