Introduction: A Big Opportunity Before October 31
If you live in New Jersey and you’re 65 or older, you may be eligible for thousands of dollars in property tax relief — but time is running out. The combined application period for ANCHOR, Senior Freeze (Property Tax Reimbursement), and StayNJ ends on October 31, 2025.
These programs were created to help seniors stay in their homes by reducing or refunding property taxes and stabilizing future increases.
Yet many eligible residents still miss out simply because they don’t apply in time or don’t realize they qualify. This guide explains how each program works, how they fit together, and how to make sure your paperwork is done before the deadline.
Understanding the Three Programs
1. ANCHOR: Affordable NJ Communities for Homeowners and Renters
The ANCHOR program replaced the Homestead Benefit and now offers direct property tax rebates to both homeowners and renters.
For 2025 (Tax Year 2022):
- Homeowners age 65+ can receive up to $1,750.
- Homeowners under 65 can receive up to $1,500.
- Renters age 65+ can receive $700.
- Renters under 65 receive $450.
Payments are sent by check or direct deposit once approved.
Eligibility basics:
- You must have owned or rented your NJ residence on October 1, 2022.
- You must have filed state taxes (or qualified for an exemption).
- Homeowners: 2022 gross income of $250,000 or less.
- Renters: 2022 gross income of $150,000 or less.
2. Senior Freeze: Property Tax Reimbursement Program
The Senior Freeze reimburses eligible older homeowners for property tax increases year to year.
It doesn’t literally “freeze” your bill — instead, you pay your property taxes as usual, and the state reimburses you the difference above your “base year.”
Eligibility:
- Must be 65 or older (or receiving Social Security disability benefits).
- Must have lived in NJ for at least 10 years, and in your current home for 3+ years.
- Household income limit:
- $163,050 or less for 2023.
- $165,500 or less for 2024 (expected).
- $163,050 or less for 2023.
Key benefit: Once approved, your property taxes are essentially “locked in.” If your taxes go up, the state pays you the difference annually — protecting you from rising costs.
3. StayNJ: The New Senior Property Tax Credit
StayNJ is New Jersey’s new flagship program launching in early 2026, but the first step is happening now — through this combined application window.
What it does:
- Provides up to 50% off property taxes, capped at $6,500 per household per year.
- Available to homeowners age 65 and older.
- Works alongside (not instead of) ANCHOR and Senior Freeze.
The 2025 application serves as your StayNJ pre-enrollment. Seniors who already apply for ANCHOR and/or Senior Freeze this fall will automatically be considered for StayNJ benefits next year.
Why This Year Is Different
This is the first time all three programs have been integrated under one application system.
That means:
✅ One set of forms.
✅ One verification process.
✅ One shared deadline: October 31, 2025.
The NJ Division of Taxation expects to process more than 2 million applications this fall.
Officials stress that applying early can prevent delays in direct deposits and paper checks, which are expected to go out in early 2026.
How to Apply (Step-by-Step)
Step 1: Gather Your Information
Before you start, make sure you have:
- NJ Gross Income for 2022 (and 2023 if filing for Senior Freeze).
- Block and lot number of your property (from your tax bill).
- Social Security Number or Taxpayer ID.
- Bank routing number if you prefer direct deposit.
Step 2: Choose Your Application Method
You can file in one of three ways:
Online (fastest)
Visit www.nj.gov/treasury/taxation/staynj.
Click “File ANCHOR/Senior Freeze Application” and follow the prompts.
📞
By Phone
Call 1-877-658-2972 (Mon–Fri, 8:30 AM – 5:30 PM).
Be ready to confirm your Social Security number and property info.
📬
By Mail
Download forms or request them from:
NJ Division of Taxation – ANCHOR Program
PO Box 279, Trenton, NJ 08695-0279
Mailed applications must be postmarked by Oct 31.
Step 3: Keep Your Confirmation
Print or save your confirmation page (or email receipt).
This will include your application number — needed if you call for updates.
When You’ll Get Paid
- ANCHOR: Payments expected February–April 2026.
- Senior Freeze: Reimbursements typically March–June 2026.
- StayNJ: Credits applied starting summer 2026, once the system fully launches.
Payments may arrive as direct deposits, checks, or property-tax credits, depending on your selection.
Common Questions
Q: Can I get all three programs?
A: Yes — if you qualify, you can benefit from all three. Each program has unique criteria, but they stack together for maximum savings.
Q: I rent my home. Can I apply?
A: Yes. Renters age 65+ qualify for ANCHOR rebates and will eventually be eligible for StayNJ’s renter provisions (details expected 2026).
Q: What if I moved?
A: You must have been a NJ resident and homeowner/renter on Oct 1, 2022 for ANCHOR, but you can still qualify for Senior Freeze if your new home meets residency rules.
Q: Do I need to reapply every year?
A: Yes — you’ll need to refile annually to confirm income and residency. Renewal forms are simplified once you’re in the system.
Avoiding Scams and Confusion
New Jersey’s Treasury warns that scammers are targeting seniors during this application period.
Here’s how to stay safe:
🚫 Never give banking info over the phone unless you called the official Treasury number.
🚫 Ignore door-to-door “application helpers.”
🚫 Avoid emails offering to “speed up” your rebate for a fee.
✅ Always file through www.nj.gov/treasury/taxation.
If you receive suspicious messages, report them to Taxation.Scam@treas.nj.gov or call 609-292-6400.
Tips for a Smooth Application
💡 Apply early in the day. The website can slow down during peak hours.
💡 Use direct deposit to get your refund faster.
💡 Double-check your income figures to avoid delays or disqualification.
💡 Keep copies of your property tax receipts and 2022/2023 tax returns.
💡 Ask for help — local senior centers, libraries, and SHIP counselors can assist for free.
Why These Programs Matter
Property taxes in New Jersey are among the highest in the nation — averaging over $9,500 per household.
For seniors on fixed incomes, that’s a heavy burden.
Together, ANCHOR, Senior Freeze, and StayNJ could mean:
- Thousands of dollars returned or credited annually.
- Stability against future tax hikes.
- Greater ability to “age in place” without being forced to downsize.
Governor Phil Murphy called the combined program “the largest senior property tax relief package in state history.”
For many older adults, that relief isn’t just financial — it’s emotional security.
Key Takeaways
- 🗓️ Deadline: October 31, 2025
- 💵 Benefits: Rebates, reimbursements, and future credits up to $6,500/year
- 🧾 Eligibility: NJ residents 65+, income limits apply
- 💻 How to Apply: nj.gov/treasury/taxation/staynj or 1-877-658-2972
- ⚠️ Scam alert: Only use official NJ Treasury channels