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Atlantic County · Buena, NJBuena, NJ property taxes. Values cooled. Check yours.
In January 2026, the typical home in Buena was worth about $332,000, 4.0% below the October 2024 peak of $346,000. If your assessment still reflects peak-era prices, an appeal may be worth filing.
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What Buena home values did
Buena values peaked in October 2024 and were 4.0% lower by January 2026. In the year to January 2026, they fell 3.3%. That's weaker than Atlantic County as a whole (+3.6%).
Values kept sliding after January: by August 2026 the typical home was 1.2% lower again, which matters for next year's notice.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $255,000 | +12.7% |
| January 2022 | $296,000 | +16.0% |
| January 2023 | $307,000 | +3.9% |
| January 2024 | $330,000 | +7.6% |
| January 2025 | $344,000 | +4.0% |
| January 2026 | $332,000 | -3.3% |
| August 2026 (latest) | $328,000 | -1.2% since January |
Peak since 2021: $346,000 in October 2024. January 2026 was 4.0% below it.
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Buena home lost 3.3% over the same stretch. A higher number can still be right for a specific home, for example after a remodel, but the municipal tax assessor should be able to explain it.
How Buena compares nearby
Among 10 Atlantic County places, Buena has the 1st largest drop from its peak and the 7th highest typical value. Statewide, its 1-year change ranks 8th of 460 New Jersey places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Egg Harbor Township | $402,000 | +5.8% | At peak |
| Atlantic City | $218,000 | +0.5% | At peak |
| Mays Landing | $307,000 | +1.4% | At peak |
| Hammonton | $376,000 | +4.1% | At peak |
| Pleasantville | $245,000 | +2.6% | At peak |
| Egg Harbor City | $339,000 | +1.5% | At peak |
| Somers Point | $417,000 | +1.8% | At peak |
| Absecon | $342,000 | +4.9% | At peak |
| Ventnor City | $620,000 | +7.1% | At peak |
| Buena | $332,000 | -3.3% | -4.0% |
Deadline and where to file
Buena values are set by the local municipal tax assessor. Your petition must be received (not just postmarked) by the county board of taxation by April 1, or 45 days after the town finishes bulk mailing assessment notices, whichever is later. If the town did a municipal-wide revaluation or reassessment, the deadline is May 1. Burlington, Gloucester and Monmouth counties use January 15 (or 45 days after notices, whichever is later).
Reading this in fall 2026? The 2026 deadlines have passed. If you live in Burlington, Gloucester or Monmouth County, the next deadline is January 15, 2027 (or 45 days after your town's notices, if later), so it is close. Everywhere else, the next deadline is April 1, 2027, or 45 days after your 2027 notice, whichever is later. If your town did a revaluation or reassessment, it is May 1, 2027. Check your notice, because the exact date depends on when the town mailed it.
The Atlantic County guide covers the full New Jersey appeal process: forms, fees, hearing levels and what happens next.
Building a Buena case
A citywide index shows the trend. Your case needs your house. Buena is part of the Atlantic City-Hammonton metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Serve copies of the petition and your supporting documents on the municipal assessor and the municipal clerk as the form requires.
Get your Buena appeal report
Start with your address. Vulorean checks your assessment against recent comparable sales and builds a value report you can bring to your New Jersey appeal. Eligible reports are free during launch; an account is required and local filing fees are separate.
Check my property and get a report →Vulorean was built for California first. New Jersey forms, deadlines and filing rules vary, so confirm them with your local office before filing. If something in your report looks wrong, email support@vulorean.com and we'll get it fixed.
Home values: Zillow Home Value Index (ZHVI), all homes, mid-tier, smoothed and seasonally adjusted, through August 2026, from Zillow Research. Rules: NJ Division of Taxation, Local Property Tax appeals, NJ Form A-1 Petition of Appeal and instructions (4-25), NJ Courts, Tax Court local property tax. Vulorean is an independent service, not a government office. Confirm dates and forms with your local office.