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Morris County · Victory Gardens, NJVictory Gardens, NJ property taxes. A softer market. A higher bill?
In January 2026, the typical home in Victory Gardens was worth about $366,000, 11.5% below the September 2024 peak of $414,000. If your assessment still reflects peak-era prices, an appeal may be worth filing.
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What Victory Gardens home values did
Victory Gardens values peaked in September 2024 and were 11.5% lower by January 2026. In the year to January 2026, they fell 7.3%. That's weaker than Morris County as a whole (+3.0%).
Values kept sliding after January: by August 2026 the typical home was 5.5% lower again, which matters for next year's notice.
| Month | Typical value | vs. a year earlier |
|---|---|---|
| January 2021 | $313,000 | +11.9% |
| January 2022 | $339,000 | +8.5% |
| January 2023 | $367,000 | +8.2% |
| January 2024 | $385,000 | +4.7% |
| January 2025 | $395,000 | +2.7% |
| January 2026 | $366,000 | -7.3% |
| August 2026 (latest) | $346,000 | -5.5% since January |
Peak since 2021: $414,000 in September 2024. January 2026 was 11.5% below it.
What to check on your notice
If your 2026 notice shows a higher value than last year, ask why. The typical Victory Gardens home lost 7.3% 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 Victory Gardens compares nearby
Among 10 Morris County places, Victory Gardens has the 1st largest drop from its peak and the 10th highest typical value. Statewide, its 1-year change ranks 2nd of 460 New Jersey places, from weakest to strongest.
| Place | January 2026 | 1-year change | vs. peak |
|---|---|---|---|
| Morristown | $875,000 | +4.6% | At peak |
| Dover | $513,000 | +1.2% | At peak |
| Morris Plains | $714,000 | +2.6% | At peak |
| Chatham | $1,294,000 | +8.7% | At peak |
| Madison | $988,000 | +6.4% | At peak |
| Budd Lake | $534,000 | +1.8% | At peak |
| Wharton | $496,000 | +2.4% | At peak |
| Florham Park | $1,001,000 | +8.1% | At peak |
| Boonton | $663,000 | +2.5% | At peak |
| Victory Gardens | $366,000 | -7.3% | -11.5% |
Deadline and where to file
Victory Gardens 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 Morris County guide covers the full New Jersey appeal process: forms, fees, hearing levels and what happens next.
Building a Victory Gardens case
A citywide index shows the trend. Your case needs your house. Victory Gardens is part of the New York-Newark-Jersey City metro, but your evidence should be local. Sales a few streets away usually beat sales across the metro.
- Gather recent sales of similar homes nearby, ideally from before the October 1 valuation date, and attach them with Form A-1 Comp. Sale.
Get your Victory Gardens 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.