If you are staring at a higher mortgage payment, overdue property taxes, or utility bills that keep climbing, you are not alone. Many New Jersey homeowners are juggling rising costs, limited savings, and the stress that comes with choosing which bill to pay first. It can feel overwhelming, especially if you are also helping family members, handling medical expenses, or dealing with reduced hours at work. You deserve clear information, not fine print or scare tactics. This guide focuses on practical relief that exists today, what it covers, and where to start. 💙
The good news, New Jersey has several programs that can lower your property tax burden, help you cure mortgage arrears, and reduce energy and water bills. Some require age or income criteria, some are open to any homeowner facing delinquency, and many can work together if you plan the order correctly. The key is to file on time, use the official portals, and, when needed, bring in the right counselor or lender representative. ✅
1) Property tax relief you can claim now
- ANCHOR, Affordable New Jersey Communities for Homeowners and Renters (ANCHOR): Annual benefit for owner-occupants who meet eligibility rules. The State of New Jersey lists the 2025 filing deadline as October 31, 2025, and explains identity verification and payment methods on the official site. NJ.gov+1
- Senior Freeze, Property Tax Reimbursement (PTR): Reimburses the increase in your property taxes above a base-year amount if you meet age and income limits. The 2024 application deadline is October 31, 2025, and payments for the 2024 cycle began rolling out in July and August 2025. 🧓 NJ.gov+1
- Stay NJ, senior property tax credit program (Stay NJ): Intended to offset up to a portion of property taxes for qualifying seniors, calculated after Affordable New Jersey Communities for Homeowners and Renters (ANCHOR) and Property Tax Reimbursement (PTR) are determined. The state indicates the combined filing deadline as October 31, 2025, and provides a centralized application. NJ.gov+1
Owner takeaway: If you are 65 or older, use the combined application that screens you for the Property Tax Reimbursement (PTR), Affordable New Jersey Communities for Homeowners and Renters (ANCHOR), and Stay NJ in one place. If you are under 65, file Affordable New Jersey Communities for Homeowners and Renters (ANCHOR) separately before October 31, 2025. 📅 Property Tax Relief Application+1
2) Behind on the mortgage, homeowners association dues, or property charges
- Emergency Rescue Mortgage Assistance (ERMA): New Jersey’s Homeowner Assistance Fund program can provide up to a set maximum per household to reinstate delinquent mortgages, address escrow shortages, pay delinquent property taxes or homeowners association fees, and cover certain monthly payments. In August 2025, the agency announced an expansion to assist borrowers with Federal Housing Administration (FHA), Department of Veterans Affairs (VA), and United States Department of Agriculture (USDA) partial claims tied to pandemic-era hardships. Start on the official hub, which also connects you to counseling approved by the United States Department of Housing and Urban Development (HUD). 📞 NJ.gov+1
- If ERMA does not fit, ask about your investor’s standard options:
- Fannie Mae and Freddie Mac Flex Modification (Flex Modification): Servicers target about a 20 percent principal and interest payment reduction when you qualify.
- Federal Housing Administration (FHA) loss mitigation: Includes a Partial Claim and several modification paths.
Contact your mortgage servicer and request the specific program by name for your loan type. 🧩
Owner takeaway: Call your servicer and ask, in this order, about forbearance exit options, repayment plans, Fannie Mae or Freddie Mac Flex Modification, then Federal Housing Administration (FHA) or Department of Veterans Affairs (VA) paths if applicable. A counselor approved by the United States Department of Housing and Urban Development (HUD) can be your free advocate. 🤝
3) If you receive a foreclosure summons
- New Jersey Residential Mortgage Foreclosure Mediation Program (Mediation Program): You generally must request mediation within 60 days of service of the summons and complaint. After 60 days, you may need a court order to participate. Mediation pairs you, your counselor, and your servicer to explore home-retention or disposition options. There is no fee for foreclosure-prevention counseling through the state network. ⚖️ NJ Courts+2NJ Courts+2
Owner takeaway: Do not ignore court papers. File for the Mediation Program quickly, then contact a counselor approved by the United States Department of Housing and Urban Development (HUD) on the same day for help organizing documents and communicating with the servicer. 📄
4) Lower monthly bills to stabilize the household budget
- Gas and electric: The Universal Service Fund (USF), the Low Income Home Energy Assistance Program (LIHEAP), Payment Assistance for Gas and Electric (PAGE), and the Fresh Start arrears program can reduce current bills or address past-due balances. The New Jersey Board of Public Utilities (BPU) centralizes program details and applications, and the Low Income Home Energy Assistance Program (LIHEAP) season reopens each fall. ⚡ NJ.gov
- Water and sewer: The Low Income Household Water Assistance Program (LIHWAP), where available, can assist with arrears. The state assistance hub provides current status and links to apply. 💧
Quick screening checklist
- Property taxes: If you owned and occupied your home on October 1, 2024, file Affordable New Jersey Communities for Homeowners and Renters (ANCHOR) by October 31, 2025. If you are 65 or receiving Social Security Disability Insurance (SSDI), use the combined application to be screened for the Property Tax Reimbursement (PTR), Affordable New Jersey Communities for Homeowners and Renters (ANCHOR), and Stay NJ. NJ.gov+2NJ.gov+2
- Mortgage delinquency: Check Emergency Rescue Mortgage Assistance (ERMA) eligibility first. If not a fit, ask your servicer for Fannie Mae or Freddie Mac Flex Modification, or Federal Housing Administration (FHA) loss mitigation options. NJ.gov
- Summons received: Request the Mediation Program within 60 days, then get a counselor approved by the United States Department of Housing and Urban Development (HUD). NJ Courts
- High utilities: Apply for the Universal Service Fund (USF), the Low Income Home Energy Assistance Program (LIHEAP), Payment Assistance for Gas and Electric (PAGE), Fresh Start, and the Low Income Household Water Assistance Program (LIHWAP).
Common mistakes that cost homeowners money
- Missing the 60-day window to request the Mediation Program after service of a foreclosure complaint. NJ Courts
- Assuming ineligibility for Affordable New Jersey Communities for Homeowners and Renters (ANCHOR) or the Property Tax Reimbursement (PTR) without checking the latest age and income rules. NJ.gov+1
- Asking a servicer for generic help, instead of naming Fannie Mae or Freddie Mac Flex Modification, or the Federal Housing Administration (FHA) options tied to your loan type.
- Paying third parties who promise guaranteed relief. Counseling approved by the United States Department of Housing and Urban Development (HUD) is free. 🚫
How a Hybrid Real Estate Agent helps you, within scope 🧭
As a Hybrid Real Estate Agent, I do not provide legal, tax, or counseling advice, and I do not negotiate loan terms. What I can do is organize the process, share official resources, and coordinate with the right experts. That includes pointing you to the State of New Jersey portals for Affordable New Jersey Communities for Homeowners and Renters (ANCHOR), the Property Tax Reimbursement (PTR) Senior Freeze, and Stay NJ, outlining deadlines and documents to gather, and referring you to a counselor approved by the United States Department of Housing and Urban Development (HUD) or a licensed loan officer for questions about Emergency Rescue Mortgage Assistance (ERMA), Fannie Mae or Freddie Mac Flex Modification, and Federal Housing Administration (FHA) options. I also help you prepare property records, inspection readiness, and timelines so the professionals you choose can move faster. ✅
If keeping the home is viable, I explain at a high level how temporary interest rate buydowns and verified seller credits are commonly used, then your lender decides what is suitable for you. If selling is the better outcome, I present two paths, a full Multiple Listing Service (MLS) listing and an investor purchase, and line up vetted buyers. You get an apples to apples net sheet, close date scenarios, and repair strategies before you choose. My goal is simple, reduce stress, surface real options, and coordinate the specialists who can deliver the technical pieces. 🏡💼
