You open the mail, and there it is. The yellow or white envelope from the Hamilton Township tax collector. It’s never a fun surprise. Honestly, if you live in Mercer County, you already know the drill: property taxes are just a part of the landscape, like the traffic on Route 33 or the lines at Rossi's. But lately, things have felt a bit more volatile.
Hamilton is huge. It's a sprawling township with over 90,000 people, ranging from the quiet streets of Yardville to the bustling areas near the train station. Because of that scale, our tax situation is complicated. You aren't just paying for the town; you're paying for the schools, the county, and those specialized "open space" funds that keep the parks green.
The Real Numbers: What’s the Rate?
Let’s talk turkey. For the 2025-2026 cycle, Hamilton's property tax rate has been hovering around $3.708 per $100 of assessed value.
That number looks small on paper. It isn't. When you apply that to a house assessed at $200,000, you’re looking at a bill north of $7,400. And keep in mind, the "average" assessment in Hamilton is often lower than the actual market price because of the equalization ratio, which currently sits around 65.78%.
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Basically, if your house is worth $400,000 on Zillow, the town might only "value" it at $263,000 for tax purposes. If your assessment is way higher than that ratio suggests, you're likely overpaying.
Where does the money go? It's a bit of a lopsided pie:
- Schools: About 40-41% of your check goes straight to the Hamilton Township School District.
- Municipal: The town keeps roughly 35% for police, fire, and trash.
- County: Mercer County takes about 21%.
- The Rest: Tiny slivers go to the library and open space.
Why Did the 2025 Budget Go Up?
Mayor Jeff Martin and the council introduced a budget that included a slight increase recently. It wasn't because they wanted to—it was mostly driven by a massive 30% spike in health insurance costs for township employees.
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When the cost of living goes up, the cost of running a town goes up faster. Public safety and pensions alone eat up half the municipal budget. It's a tough pill to swallow. Most residents saw an increase of about $3 a week. It sounds like a cup of coffee, but over a year, that’s another $150 out of your pocket.
The New Relief: ANCHOR, Senior Freeze, and Stay NJ
New Jersey is famous for high taxes, but it’s also getting more aggressive with rebates. If you aren't applying for these, you are essentially leaving money on the table.
The big news for 2026 is the Stay NJ program. It’s specifically for seniors (65+) with incomes under $500,000. The goal is to eventually cut property tax bills in half, capped at $6,500. It’s being rolled out in phases, with the state merging applications into one big form called the PAS-1.
If you're a renter, don't ignore this. The ANCHOR program still provides relief for tenants too, as long as your income is under $150,000. Homeowners can get up to $1,500 or $1,750 depending on age and income.
The Senior Freeze (PTR) is the other big one. It literally "freezes" your tax rate at a base year. If the town raises taxes, the state sends you a check for the difference. You have to be 65 or disabled and meet the income limits ($163,050 for 2023, rising to $168,268 for 2024).
How to Fight Your Assessment
Think your assessment is total garbage? You can fight it. But you can't just show up and say "taxes are too high." The board doesn't care. They only care about market value.
The deadline is April 1st.
You need to find three to five "comps"—similar houses in Hamilton that sold recently for less than what your house is assessed at. If your house is assessed at $300,000 but three identical houses on your block sold for $275,000, you have a case.
- Get your Property Record Card from the assessor’s office at 2090 Greenwood Ave.
- Check for errors. Did they list four bedrooms when you only have three? That’s an easy win.
- File the petition with the Mercer County Board of Taxation.
If your property is assessed at over $1 million, you skip the county and go straight to the New Jersey Tax Court.
Practical Next Steps for Hamilton Homeowners
Don't just grumble when the bill hits the mat. Take these steps to manage the hit:
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- Check your assessment notice in February. If the "Total Assessment" multiplied by 1.5 is way higher than what you could sell the house for today, start prepping an appeal.
- File the PAS-1 Form. Even if you think you make too much money, check the limits. The ANCHOR income cap is a generous $250,000 for homeowners.
- Look into the $250 deductions. Are you a veteran? A senior? A person with a disability? There are flat $250 deductions available that don't require complex forms—just a simple application at the Assessor's office.
- Set up Autopay. Hamilton offers an online portal. Use it to avoid the 8% to 18% interest penalties that kick in the second you're late.
The reality of Hamilton NJ property taxes is that they rarely go down. The best move is to ensure your assessment is fair and that you’re grabbing every rebate the state of New Jersey offers to offset the cost.