Clifton Taxpayer Watchdog

Ordered by the Passaic County Board of Taxation and NJ Division of Taxation, Clifton contracted Appraisal Systems, Inc. (ASI) for a $3.2M citywide revaluation of all ~24,745 properties.

• Valuation Date: Assessed at 100% true market value as of October 1, 2026 (replacing frozen 1990 baselines of ~31.8%–33.3%).
• Tax Bill Impact (2027): Revaluation is revenue-neutral in total levy—as assessments rise ~3× to market value, the nominal tax rate drops proportionately from 6.527% to ~2.2%–2.6%.
• Extended Tax Appeal Deadline: Because of the revaluation, the formal Passaic County tax appeal deadline is extended from April 1 to May 1, 2027 (after ASI informal taxpayer reviews).

New Jersey now uses a single combined application (Form PAS-1) for seniors (65+) and Social Security disability recipients, alongside automated filing for general homeowners and renters:

• Stay NJ (Seniors 65+): Rebates up to 50% of property taxes (capped up to $6,500/yr) for senior homeowners with household income under $500,000.
• ANCHOR Rebate: Provides $1,000 to $1,750 for eligible homeowners (income ≤ $250,000) and $450 to $700 for Clifton renters (income ≤ $150,000).
• Senior Freeze (PTR): Reimburses eligible seniors/disabled homeowners for any property tax increases above their established base year.
• Filing Deadline: Submit combined Form PAS-1 by November 2, 2026.

In addition to the 6.527% quarterly property tax bill, Clifton operates a Dedicated Municipal Sewer Utility (~$14.8M/yr) billed separately based on your household water usage:

• Consumption-Based Tiers: Calculated directly from metered water usage reported by the Passaic Valley Water Commission (PVWC) to fund Passaic Valley Sewerage Commission (PVSC) treatment charges.
• Lawn & Pool Sewer Discharge Credits: Because outdoor irrigation and pool fills do not enter the sanitary sewer system, Clifton homeowners can file for a Sewer Discharge Credit with the Tax Collector to avoid overpaying.