If you are a senior homeowner in New Jersey, you may be waiting for your next Stay NJ payment.

You may also be asking a simple question:

Why is my Stay NJ payment smaller than I thought it would be?

You are not alone.

The State of New Jersey recently changed how the rest of the 2026 Stay NJ benefit will be paid.

What Changed With Stay NJ?

Stay NJ is a New Jersey program that helps some senior homeowners with their property taxes.

The State says the Stay NJ payment that was planned for the third quarter of 2026 has now been split into two payments.

Eligible homeowners will receive:

Half in August 2026

Half in November 2026

The State also says this change means Stay NJ recipients will receive a lower total benefit during 2026 than was planned before.

So if your August payment seems smaller than you expected, this may be why.

Who Can Get Stay NJ?

For the current application, Stay NJ is for certain New Jersey homeowners age 65 or older.

You or your spouse must have been age 65 or older during 2025.

You must also have owned and lived in your home for all of 2025.

Your income must be $200,000 or less.

There are other rules too, so it is important to check with the State of New Jersey to see if you qualify.

Do You Need to Apply?

Yes.

New Jersey now uses one form called PAS 1 for three property tax relief programs.

Those programs are:

Stay NJ

ANCHOR

Senior Freeze

The deadline to apply for the 2025 benefits is November 2, 2026.

If you think you may qualify, do not put this off.

Are South Jersey Property Taxes Making It Harder to Stay in Your Home?

This is the bigger question.

I talk with many longtime homeowners in Cherry Hill, Mount Laurel, Marlton, Voorhees, Maple Shade, Pennsauken and other South Jersey towns.

Many love their homes.

But the house that was perfect 20 or 30 years ago may not be perfect today.

The taxes may feel too high.

The yard may be too much work.

There may be rooms you never use.

The stairs may be harder to climb.

Repairs may cost more each year.

Sometimes the question is not:

“Can I stay in my home?”

The better question may be:

“Do I still want to spend this much money and time on this home?”

Should You Downsize?

Downsizing is not right for everyone.

Sometimes staying in your home makes the most sense.

Sometimes selling can give you more choices.

You may want a smaller home.

You may want a 55 plus community.

You may want to move closer to your children or grandchildren.

You may want to move to another state.

You may simply want less work and more freedom.

Before you make that choice, it helps to know what your home may sell for.

You may have much more home equity than you think.

Thinking About Selling Your South Jersey Home?

I have been helping South Jersey homeowners buy and sell homes for 31 years.

I especially enjoy helping people who are thinking about downsizing, retiring, moving out of New Jersey, moving closer to family, or selling a longtime family home.

There is no pressure.

Sometimes the best first step is simply finding out what your home may be worth and what your choices are.

If you have been wondering:

“Should I stay or should I sell?”

Call or message me.

We can talk about your home, your plans and what makes the most sense for you.

Michaela L. Hartery
South Jersey Realtor
Serving Burlington, Camden and Gloucester Counties