Struggling with soaring property taxes? You're not alone. Many New Jersey senior homeowners are eagerly awaiting their Stay NJ property tax relief, but the process can feel like navigating a maze. Let’s break it down in a way that’s easy to understand, even if you’re new to this.
But here’s where it gets controversial: Not everyone qualifies for Stay NJ, and the calculations can be confusing. So, let’s start with the basics.
Stay NJ, now in its inaugural year, aims to slash property tax bills in half—up to a maximum of $6,500—for homeowners aged 65 and older, as well as those receiving Social Security disability benefits. Renters, unfortunately, are left out of this program. This benefit works alongside the ANCHOR and Senior Freeze programs, which are calculated first before determining your Stay NJ eligibility.
For 2024, the ANCHOR benefit provides $1,750 to seniors earning $150,000 or less, and $1,250 to those earning between $150,001 and $250,000. Senior Freeze is more complex, as it’s based on how long you’ve been in the program and how much your property taxes have increased over time. To qualify, your total annual income must be $168,268 or less in 2024, or $163,050 or less in 2023.
And this is the part most people miss: Your Stay NJ benefit is essentially a top-up. If the combined amount you receive from Senior Freeze and ANCHOR is less than 50% of your property tax bill (capped at $6,500), Stay NJ steps in to cover the difference. For example, if your property tax bill is $10,000 and you receive $4,000 from ANCHOR and Senior Freeze, Stay NJ would provide an additional $1,500 to reach the 50% mark.
Most taxpayers received their ANCHOR and Senior Freeze payments in 2024, though some are still being processed as the Division of Taxation verifies applications. By mid-December 2025, the state had paid out over $1.784 billion in ANCHOR benefits to more than 1.632 million residents.
To estimate your Stay NJ benefit, you can use our calculator here. You should have received a ‘determination letter’ from the state last fall outlining your benefits under all three programs. If you didn’t, or if you need help with the calculations, our tool can assist.
So, when will the money arrive? According to spokeswoman Danielle Currie, Stay NJ benefits will start rolling out in mid-February 2026, with payments distributed on a rolling basis. This means it could take several weeks or more for all recipients to receive their funds. The payment method will likely mirror how you received your ANCHOR payment—whether by check or direct deposit.
The state will also launch a tool similar to the ANCHOR benefit tracker, allowing you to check your Stay NJ status. Once live, visit nj.gov/treasury/taxation/staynj, scroll down to the blue ‘Check Benefit Status’ box, and follow the prompts. We’ll update you as soon as it’s operational.
If you’re still waiting for your ANCHOR benefit, use the state’s benefit tool here or call the ANCHOR hotline at (888) 238-1233. Given the challenges in reaching someone by phone, consider visiting a regional help center in person. Locations are listed here, and appointments can be made on the state website here.
Thought-provoking question: Is the Stay NJ program doing enough to address the property tax burden on seniors, or are there gaps that need to be addressed? Share your thoughts in the comments below.
Let us know how your experience goes. Karin Price Mueller, an investigative reporter for NJ Advance Media, is here to help shed light on these complex issues. For more insights, check out her Bamboozled consumer affairs column in The Star-Ledger and on NJ.com.
