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The NJ ANCHOR Program — Complete Guide

Affordable NJ Communities for Homeowners and Renters. Up to $1,500 for homeowners, up to $700 for renters. No age requirement. Find out what you're owed.

Check Eligibility Apply at anchor.nj.gov
$1,500
Max homeowner benefit
$700
Max renter benefit (65+)
$250K
Max income for homeowners
Oct 1
Key residency date
Seniors 65+: Do NOT use the ANCHOR form. Use the PAS-1 combined application instead — it covers ANCHOR, Stay NJ, and Senior Freeze in one form. Non-seniors apply at anchor.nj.gov or call 1-888-238-1233.
Program Overview

What Is the ANCHOR Program?

ANCHOR stands for Affordable New Jersey Communities for Homeowners and Renters. It was created in 2022 to replace the old Homestead Benefit program — and it's significantly better. The benefit amounts are higher, the income limits are more generous, and for the first time, renters are now eligible.

ANCHOR is not a credit on your tax bill. It's a direct cash payment — deposited into your bank account or mailed as a check — that you can use for anything. There are no restrictions on how you spend it.

The program is administered by the NJ Division of Taxation. You apply separately for each benefit year (there's typically a lag — when applications open, you're filing for a prior tax year).

The most important date: You must have occupied your NJ primary residence on October 1 of the benefit year. This date controls eligibility — not when you apply, not when you file taxes.
Changed from Homestead? If you previously received the Homestead Benefit, you still need to apply for ANCHOR separately. They are not the same program and Homestead history doesn't automatically qualify you.

Benefit Amounts by Category

WhoIncomeBenefit
Homeowner≤ $150,000$1,500
Homeowner$150,001–$250,000$1,000
Renter≤ $150,000$450
Renter, Age 65+≤ $150,000$700

*Verify current year amounts at anchor.nj.gov — amounts are set annually by the Legislature.

ANCHOR Hotline

1-888-238-1233

Mon–Fri 8:30am–5:30pm
Automated system available 24/7

Apply at anchor.nj.gov
Who Qualifies

ANCHOR Eligibility Requirements

Requirements differ slightly for homeowners vs. renters. Both must meet the primary residence and income tests.

Homeowner Requirements

  • Owned your home on October 1 of the benefit yearMust have held title on this specific date — not just lived there
  • Used it as your principal NJ residenceYour main home — vacation homes and investment properties do not qualify
  • Gross income under $250,000All sources combined: wages, Social Security, retirement, investments
  • Property taxes not more than 12 months delinquentBeing on a payment plan is acceptable
  • Filed your NJ-1040 for the benefit yearOr applied for a filing extension
Also eligible: Co-op owners, condo owners paying maintenance that includes a property tax component, and mobile home owners who pay property taxes directly.

Renter Requirements

  • Rented and occupied as your principal NJ residence on Oct 1Your main home on that specific date
  • Gross income under $150,000Lower income limit than homeowners
  • Unit is subject to property taxesMost standard rental apartments and homes qualify
  • You are actually paying rentRent-free arrangements and living with family do not qualify
Does NOT qualify: Section 8 housing, low-income tax credit properties, federally subsidized housing, and most student housing. Call 1-888-238-1233 to verify your specific situation.
Eligibility Checker

ANCHOR Benefit Estimator

Answer 5 quick questions to estimate your ANCHOR benefit. Takes about 90 seconds.

ANCHOR Benefit Estimator

Estimate only — actual eligibility determined by the NJ Division of Taxation.

Do you own or rent your home?
Determines which benefit track applies.
Was this your primary NJ residence on October 1 of the benefit year?
Your main home — not a vacation home or investment property.
What was your approximate gross income for the benefit year?
All sources combined: wages, Social Security, retirement, investments.
Were you 65 or older during the benefit year?
Renters 65+ receive a higher benefit ($700 vs $450).
Are your property taxes current (or on a payment plan)?
More than 12 months delinquent may disqualify homeowners.
Where should we send your results?
We'll include local deadlines and next steps.
Application

How to Apply for ANCHOR

Three ways to apply. Online is the fastest. Mail-in is the most common for seniors — but if you're 65+, use the PAS-1 instead.

1

Gather Your Information

You'll need your Social Security Number, your NJ property block and lot number (from your tax bill), and your gross income for the benefit year. Renters also need their landlord's name and address.

2

Choose Your Method

Online at anchor.nj.gov is fastest. By phone at 1-888-238-1233 if you prefer talking to someone. By paper ANC-1 form if you received one in the mail.

3

Enter Direct Deposit Info

Providing your bank routing and account numbers gets you paid significantly faster than waiting for a paper check in the mail.

4

Submit and Confirm

You'll receive a confirmation number. Keep it. The State also sends a confirmation letter by mail. Processing typically takes up to 90 days from a complete application.

Returning filers: If you applied for ANCHOR in a prior year, you may receive a personalized mailer with a pre-filled confirmation or a PIN. Check your mail in late summer — many returning applicants can confirm with a single phone call or click.
Seniors 65+: Stop here — do not use the ANC-1 form. Your application is the PAS-1 combined form, which handles ANCHOR plus Senior Freeze and Stay NJ all at once. Filing the wrong form can delay your benefits.
Common Questions

ANCHOR FAQ

I never got the Homestead Benefit. Can I still get ANCHOR?
Yes. ANCHOR and the old Homestead Benefit are separate programs. No prior Homestead history is required. If you meet the income and residency requirements for ANCHOR, you can apply — your Homestead history is irrelevant.
I sold my home this year. Can I still get ANCHOR?
Yes, if you owned and occupied the home as your primary NJ residence on October 1 of the benefit year, you may still qualify — even if you sold after that date. The October 1 date is what matters, not your current living situation.
Is ANCHOR a check or a credit on my property tax bill?
It's a real payment — either a direct deposit to your bank account or a physical check mailed to you. It is NOT applied as a credit to your property tax bill. You receive money and can use it for anything.
What's the "benefit year" vs. the year I'm applying?
There's always a lag with ANCHOR. When you apply, you're claiming benefits for a prior tax year (the "benefit year"). For example, applications open in 2025 might cover the 2022 or 2023 benefit year. Always check which benefit year the current application period covers — anchor.nj.gov will tell you.
My income was over the limit one year — do I miss out forever?
No. Each benefit year is evaluated independently. If your income was over the limit in one year but drops into the qualifying range in a future year, you can apply and receive benefits for that future year. There's no permanent disqualification.
I'm in a co-op. Do I qualify?
Possibly. Co-op owners who pay maintenance fees that include a property tax component may qualify under the homeowner track. The key question is whether your unit is assessed and taxed as real property. Call 1-888-238-1233 to confirm for your specific situation.
Can I get ANCHOR and Stay NJ at the same time?
Yes — seniors 65+ can receive ANCHOR, Stay NJ, and Senior Freeze simultaneously by filing a single PAS-1 application. ANCHOR and Stay NJ are separate programs administered together for seniors through the combined PAS-1 form.

Have an ANCHOR Question?

John Scafide is a licensed NJ real estate agent and 15+ year tax professional based in South Jersey. Get a free answer — no obligation.

  • ANCHOR eligibility questions answered free
  • PAS-1 filing help for seniors — $20 flat fee
  • Free comp report for property tax appeals
  • South Jersey real estate advice
John Scafide
Licensed NJ Real Estate Agent · Tax Professional
NJ License #2079591 · The McKenty Team · Opus Elite Real Estate
@thetaxwatchdog

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