New Jersey has a reputation. If you live here, you know it's usually about the pizza, the shore, or—more likely—the property taxes. They are brutal. Honestly, it’s the main reason people pack up and head for the Carolinas the second they retire. But 2026 is looking a little different. The state finally rolled out the big guns with the Stay NJ program, and if you aren’t paying attention to the new "PAS-1" application process, you’re basically leaving thousands of dollars on the table.
It's not just one check anymore. It's a triple-threat system of property tax relief for seniors in nj that includes ANCHOR, the Senior Freeze, and now Stay NJ.
Most people think these programs are separate. They aren’t. Not anymore.
The Stay NJ "50% Off" Myth
Let’s clear this up immediately because the headlines are a bit misleading. You’ve probably seen the news: "Seniors get 50% off their property taxes!"
Kinda. Sorta.
The Stay NJ program aims to slash your tax bill by half, but it’s capped at $6,500. If your tax bill is $20,000, you aren't getting $10,000 back. You’re getting $6,500. Still a massive win, but don't plan your budget around a perfect 50% split if you live in a high-tax municipality like Ridgewood or Montclair.
Also, it's a "top-up" program.
The state looks at what you get from ANCHOR and the Senior Freeze first. If those two programs already give you $3,000 and your Stay NJ limit is $5,000, Stay NJ just pays the $2,000 difference. You don't get all three at full value added together. The state ensures you get the highest possible benefit from the combo, not a triple-dip.
Who actually qualifies?
The income limit is surprisingly high. Unlike some programs that cut you off if you make more than a modest pension, Stay NJ allows for a gross income of up to $500,000.
- You must be 65 or older.
- You must own and live in your NJ home as a primary residence for the full tax year.
- You must be a legal resident of the state.
If you’re a mobile home owner, I have bad news. Currently, the state excludes mobile homes from the Stay NJ portion, though you can still grab the ANCHOR and Senior Freeze benefits. It’s a point of contention in Trenton, but for the 2026 payment cycle, that's the rule.
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The Senior Freeze Isn't Actually a Freeze
This is the one that trips everyone up. The Senior Freeze (officially the Property Tax Reimbursement) doesn't stop your town from raising your taxes. Your bill will still go up. You still have to pay the higher amount to the tax collector.
What happens is the state sends you a check for the difference between your "base year" (the year you first qualified) and the current year.
Example: If you qualified in 2022 and your taxes were $8,000, but now they are $9,500, the state sends you $1,500. Your taxes are "frozen" at that $8,000 level in your own budget, but the paperwork is a reimbursement, not a discount.
New Rules for 2026
The state made it much easier to qualify recently.
- The Income Limit: It jumped to $168,268 for the 2024 tax year (which impacts your 2025/2026 filings).
- Residency: You used to have to live in NJ for 10 years to get this. Now? It’s only 3 years.
This change alone brought about 80,000 new people into the program. If you checked five years ago and were told "no," you need to check again. Honestly, the old rules were borderline gatekeeping. The new ones are much more realistic for people who moved here later in life to be near grandkids.
ANCHOR is the Workhorse
While everyone is talking about the new Stay NJ, ANCHOR is still doing the heavy lifting for over 2 million residents. For seniors, the benefit is usually $1,250 to $1,750 depending on your income.
One thing that changed: The Auto-File Trap.
In the past, if you filed once, the state might have auto-filed for you the next year. Do not assume this happened for 2026. Because of the new consolidated PAS-1 form, many seniors who used to be "auto-filed" were required to manually submit their info to verify they qualified for the new Stay NJ credits.
If you didn't get a confirmation letter in the mail by late 2025, you probably missed the window for the automatic payout.
Navigating the PAS-1 Form
The state finally did something smart. They created one single application called the PAS-1.
In the old days, you had to file three different forms with three different deadlines. It was a nightmare. Now, you fill out the PAS-1, and the Division of Taxation does the math for you. They figure out which of the three programs you qualify for and send you a notification letter.
Payment Dates for 2026
Unlike the one-time ANCHOR checks, Stay NJ is designed to be quarterly. This is a huge shift. Instead of waiting for one big windfall, the state plans to send payments in:
- February
- May
- August
- November
This schedule is intended to align with when your property tax bills are actually due. It helps with cash flow, especially if you’re on a fixed Social Security income. However, keep an eye on the state budget. The February and May payments are usually locked in, but the August and November ones depend on the next fiscal year's budget approval. New Jersey politics can be messy, so never spend that November money until it’s in your account.
Why Some Seniors Get Rejected
It usually isn't the income. It’s the "Principal Residence" rule.
If you spend six months and one day in Florida, you might lose your NJ tax relief. To qualify for most of these programs, the NJ home must be your permanent home. The state checks this against your income tax filings. If you're filing as a "non-resident" or "part-year resident" for income taxes to save a few bucks on the state 1040, you’ve basically disqualified yourself from the property tax rebates.
You can’t have it both ways.
Also, if you are delinquent on your actual taxes, you’re out. You have to be current on your payments to the municipality before the state will even look at your reimbursement application. If you’re behind, call your local tax collector and set up a payment plan; sometimes that can help preserve your eligibility.
Veterans Get an Extra Bump
If you’re a senior and a veteran, there’s an additional $250 deduction that is handled at the local level. You don't get this through the PAS-1. You have to go to your local Tax Assessor’s office with your DD-214.
There's a move in the legislature right now—Senate Concurrent Resolution 24—to tie this $250 to inflation. For 2026, we might see that number finally move for the first time in decades. If you are a 100% disabled veteran, you may be exempt from property taxes entirely, but that requires a very specific application through your municipality, not the state portal.
How to Protect Your Benefits
Tax relief is great, but it’s a target for scammers. Every year, people get "official-looking" letters asking for a fee to file these forms.
Never pay to file for property tax relief. The PAS-1 is free. The Senior Freeze application is free. If a website asks for a credit card to "process your NJ rebate," close the tab. The only place you should be entering your info is the official .gov website for the New Jersey Division of Taxation.
Actionable Next Steps
- Check your "Base Year": If you are a first-time Senior Freeze applicant, your 2024 taxes will likely be your "base." This is the number you’ll be "frozen" at for years to come.
- Gather Your 2024 and 2025 Tax Returns: You’ll need your New Jersey Gross Income (Line 29 on the NJ-1040) to fill out the applications.
- Verify Your Mailing Address: The state still sends many of these notifications via physical mail. If you moved within NJ, make sure the Division of Taxation has your new address on file.
- Download the PAS-1 Instructions: Even if you file online, read the paper instructions first. They define "income" differently than the IRS does (for example, you often have to include tax-exempt interest).
- Set a Calendar Reminder: The main filing window usually closes at the end of October. Don't wait until October 30th to find your property's Block and Lot number.
The system is finally getting easier, but it still requires you to be proactive. If you stay on top of the PAS-1 filing, 2026 could be the year your property tax burden finally feels manageable again.