October 9, 2025

Discover how the Stay NJ program helps New Jersey homeowners 65+ with property tax relief — eligibility, benefits, timeline, and application tips for 2025.

Property taxes in New Jersey have long been a burden, especially for older homeowners on fixed incomes. In response, the state recently passed a significant new program: Stay NJ. Designed to ease the tax load and help seniors remain in their homes, Stay NJ represents one of the most ambitious property tax relief efforts in recent memory. In this post, we’ll walk you through who qualifies, how the benefit is calculated, the application process, and what to watch out for — all in clear, practical terms.

What Is Stay NJ?

Stay NJ is New Jersey’s new property tax relief program targeted to homeowners age 65 and older (or recipients of Social Security disability) to reimburse up to 50 % of their property tax bill, subject to caps and coordination with other relief programs.

Key law changes (P.L. 2023, c.75 and P.L. 2024, c.88) have consolidated multiple relief programs and established Stay NJ’s framework.

Who Qualifies

To be eligible, a homeowner must generally satisfy these criteria:

• Be 65 years of age or older (or be a Social Security disability recipient) as of the end of the tax year.
• Own and occupy the home as their principal residence for the full tax year (2024) or make PILOT (Payment‑In‑Lieu‑of‑Tax) payments if applicable.
• Be a New Jersey resident with household income of $500,000 or less in that year.
• Note: Mobile home owners are excluded.

Because Stay NJ is structured to work with existing programs, eligibility for ANCHOR and Senior Freeze (also NJ relief programs) matters for how Stay NJ benefits are calculated.

How Stay NJ Benefits Are Calculated

Here’s how the state determines your benefit:

1. They compute 50 % of your property taxes (or PILOT payments) up to a property tax ceiling of $13,000. The benefit is capped at $6,500.
2. Then they subtract any relief you already receive through ANCHOR or Senior Freeze. If those combined benefits exceed 50 % of your tax, Stay NJ doesn’t provide additional funds. Otherwise, Stay NJ “tops up” to reach the 50 % threshold.
3. The system ensures you receive the greater amount between your combined ANCHOR + Freeze benefit versus Stay NJ alone.

Example: Suppose your total property taxes are $10,000.

• 50% would be $5,000
• If your ANCHOR + Freeze benefit is $3,000, Stay NJ would pay $2,000 to bring your total relief to $5,000.
• But if your ANCHOR + Freeze benefit already totals $5,500, Stay NJ adds nothing further.

When Does It Start & Payment Schedule

• First payments are expected in early 2026.
• The application window for tax year 2024 relief opens February 1, 2025 and ends October 31, 2025.
• Stay NJ payments will be made quarterly: February, May, August, November of 2026.
• Note: The first two quarterly payments are contingent on budget approval for Fiscal Year 2026; later ones depend on FY 2027 budget.

How to Apply

• Stay NJ is combined with ANCHOR and Senior Freeze under one PAS‑1 application form.
• You can apply online (with direct deposit option) or via paper (check issued by mail).
• The state plans to mail PAS‑1 forms by March 2025 to potentially eligible seniors.
• There is no requirement to submit proof of property taxes paid (for those under the combined application route).
• After filing, applicants will receive a benefit notification letter showing the amounts for each program.

Mark the deadline: October 31, 2025 is your cutoff for 2024 tax year relief.

What Stays the Same (and What’s New)

Continuities:

• You can still benefit from ANCHOR and Senior Freeze — Stay NJ augments them, not replaces them.
• Existing eligibility criteria for those programs (residency, property type, etc.) still apply where relevant.

Changes & Enhancements:

• The unified PAS‑1 replaces separate forms — a major simplification.
• Proof of tax payment is no longer required for many applicants.
• The benefit structure is now “50 % of your tax bill (capped)” rather than fixed rebates.
• The program incorporates PILOT payments into the definition of eligible taxes.

Tips Before You File

1. Gather documents early — your 2024 property tax bill or PILOT statements, proof of age, and NJ income data (NJ‑1040).
2. Watch for the PAS‑1 mailing in March 2025, but don’t wait — apply online when the portal opens.
3. Choose direct deposit via online application if possible — it’s faster than a mailed check.
4. Track your benefit letter — it will explain the breakdown among Stay NJ, ANCHOR, and Freeze.
5. Stay informed about budget approval — Stay NJ payments depend on annual state budgets.

Why It Matters for High‑Net‑Worth & Legacy Families

• For multigenerational households, tax relief can help older generations preserve home equity and pass property smoothly.
• If one generation “pools” income, Stay NJ’s $500,000 income limit may come into play — careful structuring matters.
• This relief can increase disposable cash for legacy planning, philanthropy, or reinvestment.
• Because Stay NJ is fixed in statute and indexed to property tax growth, it offers a more predictable benefit stream.

Stay NJ represents a pivotal shift in New Jersey’s property tax landscape, especially for those 65+ seeking to stay put in the homes they love. While the program doesn’t yet deliver immediate relief, the steps you take now – preparing documents, understanding eligibility, and being ready to file August–October 2025 — will set you up to benefit fully.

If you’d like a personalized analysis of how Stay NJ might affect your legacy, estate plan, or wealth management strategy, we at Omni 360 Advisors/ Omni Legacy Law are here to help. Let’s map your plan together.

📞 Schedule a strategy meeting or book your legacy/estate plan review today.