This post is part of a Civic Parent’s series, Take Your Seat at the Table: A Taxpayer’s Guide to Decoding Your City Budget. This series is a plain-language walk through New Jersey’s Municipal User Friendly Budget (UFB). In my previous post I looked at the idea of structural imbalance. In this post I want to dig...Continue reading
This post is part of a Civic Parent’s series, Take Your Seat at the Table: A Taxpayer’s Guide to Decoding Your City Budget. This series is a plain-language walk through New Jersey’s Municipal User Friendly Budget (UFB). In my last post, I wrote “Where the Money Goes: Local Government is Mostly People Cost” which pointed to structural...Continue reading
This post is part of a Civic Parent’s series, Take Your Seat at the Table: A Taxpayer’s Guide to Decoding Your City Budget. This series is a plain-language walk through New Jersey’s Municipal User Friendly Budget (UFB). The third page in the UFB is where we see how government money is spent and it’s a busy, somewhat...Continue reading
This post is part of a Civic Parent’s series, Take Your Seat at the Table: A Taxpayer’s Guide to Decoding Your City Budget. This series is a plain-language walk through New Jersey’s Municipal User Friendly Budget (UFB). Page 2 of the User Friendly Budget shows the revenue side of the budget — where the city’s money...Continue reading
This post is part of a Civic Parent’s series, Take Your Seat at the Table: A Taxpayer’s Guide to Demystifying Your Municipal Budget. This series is a plain-language walk through New Jersey’s Municipal User Friendly Budget (UFB). Page 1 of the User Friendly Budget aims to put the Municipality in context of your entire tax bill....Continue reading
This post is part of a Civic Parent’s series, Take Your Seat at the Table: A Taxpayer’s Guide to Decoding Your City Budget. This series is a plain-language walk through New Jersey’s Municipal User Friendly Budget (UFB). I started sketching this series in late August, somewhere between the Route 440 Staples and the Dollar Store on...Continue reading
Welcome to Civic Parent’s newest series: Take Your Seat at the Table: A Taxpayer’s Guide to Demystifying Your Municipal Budget. This is a plain-language walk through New Jersey’s Municipal User Friendly Budget (UFB) , a document every town must publish, in Fall 2025 as a mayoral race unfolds in Jersey City (where I live). I’ve...Continue reading
I was curious about Jersey City’s budgetary trends and so created a few high level visuals that I am sharing on CivicParent in case others were interested in understanding these documents in real-time, i.e. relevant to the current budget process in 2023. I wrote a series about the “user friendly” budget in 2020 if you...Continue reading
I dug into Jersey City’s municipal budget (as introduced on May 10th) and wanted to share a visual that I am using to better understand the budget. The one big constraint I find with Jersey City’s budget is that it is “locked” in PDF; I’m a visual thinker so I prefer to view data through...Continue reading
This post made my head spin a bit … the math and timing is wonky and confusing. I’ve done my best to break it down and welcome dialog and feedback about anything that is unclear. This past week, Jersey City’s municipal council passed its annual 2022 budget with a $112 million increase to the city...Continue reading
I’ve often received the question: how does our town’s property tax compare to the state average? Using the most recently available 2021 statewide data (from the Division of Local Government Services here), I put that visual together below. When viewing the visual, it’s important to note: This visual shows property tax for 3 local governments...Continue reading
This is part of a series about the 2022 Jersey City budget. To see the full series, click here. For a listing of public data used in this post, please see the bottom of the post. Many thanks to those in community who gave feedback about this topic/post and helped improve it from concept to...Continue reading
In this post I’m using 2 public datasets: A: Jersey City’s 2022 Municipal Budget (Introduced) with proposed 2022 revenue and expense, located on the city website here. B: Jersey City’s 2015-2021 Municipal Budget summaries compiled in NJ’s User Friendly Budget Database (Excel file downloadable here). On June 15th, Jersey City released introduced its 2022 budget....Continue reading
On June 15th, Jersey City released introduced its 2022 budget. This is a part of a series about that budget. In this post I’m using three public datasets: A: Jersey City’s 2022 Municipal Budget (Introduced) with proposed 2022 revenue and expense, located on the city website here. B: Jersey City’s 2015-2021 Municipal Budget summaries compiled...Continue reading
On June 15th, Jersey City released introduced its 2022 budget. This is a part of a series about that budget. In this post I’m using two public datasets: A: Jersey City’s 2022 Municipal Budget (Introduced) with proposed 2022 revenue and expense, located on the city website here. B: Jersey City’s 2015-2021 Municipal Budget summaries compiled...Continue reading
The Jersey City municipal budget was introduced last week (June 15th) via resolution 22-4009. For the past three years, I've dug into the municipal budget to better understand it. I write about it and share insights and analysis as I proceed; this year will be the fourth cycle and this year I'm adding some live...Continue reading
This is a quick update to my 2021 municipal budget series which I wrote this summer based on the budget introduced in June 2021. On August 31st 2021, the city council approved the budget in its final form with some changes. I wanted to briefly summarize those changes and also close the series with some...
This is part of a series on the 2021 city budget. The spirit of this series is: I’m interested in unpacking the budget and sharing as I go. In that same spirit, I’m sharing interactive Tableau data visualizations that help others dig into the budget. See the full series here. The 2021 budget documents are online here. Some...Continue reading
This is part of a series on the 2021 city budget. The spirit of this series is: I’m interested in unpacking the budget and sharing as I go. In that same spirit, I’m sharing interactive Tableau data visualizations that help others dig into the budget. See the full series here. The 2021 budget documents are online...Continue reading
This is part of a series on the 2021 city budget. The spirit of this series is: I’m interested in unpacking the budget and sharing as I go. In that same spirit, I’m sharing interactive Tableau data visualizations that help others dig into the budget. See the full serieshere. The 2021 budget documents are onlinehere. ...Continue reading
This is part of a series on the 2021 city budget. See the full series here. The 2021 budget documents are online here. In this post I want to look at the proposed 2021 Jersey City budget using three questions as a launch point: How is the budget broken down? Has the budget ever been...
Yesterday, Jersey City taxpayers received initial news that the 2021 municipal budget would “cut taxes for Jersey City residents by an average reduction of $967 a year for every household.” The city’s press release is here, currently the only primary information we have (the actual budget file – typically 50+ pages and loaded onto the...
This post is meant to help a taxpayer get a jump-start on determining: is my property over-assessed? This post is not intended to cover all nuance that may arise for a particular taxpayer. Nuance abounds, which is why I’ve provided links to the state rules and public data. If you are a homeowner than you...Continue reading
This is post included in both my abatement series and a series about the User Friendly Budget in NJ. We need better disclosures in NJ to understand the impact of tax abatements on the local fiscal landscape, particularly as it relates to public schools. The user friendly budget – mandated by the state starting in...Continue reading
Sharing an open letter and thoughts that I read into the record at the City Council meeting on Oct 7, 2020. I’m publishing it on CivicParent as part of a new area of content related to Jersey City’s increasingly outdated assessed values and the growing need for another revaluation. The last revaluation was in 2017/18....Continue reading
Update, Fall 2025: I've got a new series revisiting the User Friendly Budget. Take your seat at the table and learn more here. This is a post in a series about NJ's User Friendly Budget. My intent is to share basic analysis and insights with community as a way to encourage taxpayers to engage with this...Continue reading
Update, Fall 2025: I've got a new series revisiting the User Friendly Budget. Take your seat at the table and learn more here. This is a post in a series about NJ's User Friendly Budget. My intent is to share basic analysis and insights with community as a way to encourage taxpayers to engage with this...Continue reading
Update, Fall 2025: I’ve got a new series revisiting the User Friendly Budget. Take your seat at the table and learn more here. This is a post in a series about NJ’s User Friendly Budget. My intent is to share basic analysis and insights with community as a way to encourage taxpayers to engage with this...Continue reading
Update, Fall 2025: I’ve got a new series revisiting the User Friendly Budget. Take your seat at the table and learn more here. This is part of a series about the User Friendly Budget. This is a relatively short post to lay out what’s in the User Friendly Budget. I also want to share some...Continue reading
Update, Fall 2025: I’ve got a new series revisiting the User Friendly Budget. Take your seat at the table and learn more here. Five years ago, New Jersey began mandating that every municipality* in New Jersey file a “User Friendly Budget (UFB)” as part of the annual budgeting process. This file is “user friendly” for...Continue reading
I've got another Revaluation update, this one focused on Neptune Avenue which is an East/West street that stretches pretty much across Jersey City's south Greenville neighborhood. Similar to other Greenville Revaluation-related updates, this is a story of systemic overtaxation that is being fixed with Revaluation. First, some high level details about the data. Appraisal Systems'...Continue reading
March 18 2018. Appraisal Systems released a new batch of assessments on March 16th - the same day Jersey City's public school teachers went on strike. So...this latest update wasn't covered in the news. It should be though; finally, Country Village homes are listed. Per estimates released by Jersey City in December 2017, Country Village...
Updated: Feb 19, 2018. Appraisal Systems today published on its website an updated assessments file with about 1,950 new properties added (note: I won’t be updating this page with every single new release from Appraisal Systems…but I have a property tax workshop tonight at Our Lady of Mercy Church and I wanted to be equipped...Continue reading
Learn how to compute if your property tax expense will go up or down in a citywide revaluation. It’s helpful to have a calculator, pen, and paper on hand while watching this video.
This post is part of my effort to share information about Jersey City’s Property Revaluation. I wrote a Revaluation series last year which you can read here. In a citywide revaluation, your new assessment should equal your market value. When establishing market value of your home, one set of data that can be useful is...Continue reading
Steven Fulop’s press person, Jennifer Morrill, made an egregious error on the record this month when she characterized tax appeals as not being based on sales prices. Tax appeals are, in fact, based explicitly on recent comparable sales prices. Ms. Morrill’s statement was in response to a story about a local resident, April Kuzas, who recently...Continue reading
This is a guest post from Jersey City resident and mortgage industry professional Susan Kulakowski. Susan reached out to me after reading my last post, “Property Revaluation 501: Mapping & Color Coding Jersey City Home Sales by Assessment-Sales Ratio.” She analyzed the map’s underlying data and provided a ward-specific lens into the upcoming property revaluation. She offered...Continue reading
This post is part of an ongoing series about property revaluation in Jersey City. I partnered with CivicJC to create an interactive map to help residents visualize 2015 property sales in Jersey City and their corresponding taxes. Recent property sales are informing because they are used as a proxy for market value when establishing the city’s annual equalization ratio. Click here to...Continue reading
This is part of an ongoing series about property revaluation in Jersey City. Note: this post presumes an understanding of the equalization ratio, which I previously wrote about in “Property Revaluation 101: the Equalization Ratio.” With Jersey City officials recently announcing that they would finally move forward with a property revaluation, a common question has emerged: “is my home currently under-assessed,...Continue reading
This is part of an ongoing series about property revaluation in Jersey City. Please note, an update given new state tax data reported in 2017: the 2016 equalized tax rate is reported to be 1.86%. This is the best predictor of what the new tax rate will be, post-Revaluation. I’ve been asked by a few people: “How...Continue reading
This is part of an ongoing series about property revaluation in Jersey City. In my last post, I explained how Jersey City’s low equalization ratio was a cause for revaluation. The reason: when a city’s equalization ratio is low, its market values have grown out of sync with its assessed values, and that opens the door to potential tax...Continue reading
This the first post in a series about property revaluation in Jersey City. Jersey City has been growing at a breakneck speed for the past fifteen years. As a city grows, it is required to stop along the way and revalue its real estate. This process is termed “revaluation.” Revaluation is about ensuring that tax assessed values –...Continue reading
Tax abatement reporting in Jersey City is finally getting more transparent. Two distinct authoritative bodies have mandated changes that require Jersey City (and other cities) to get onboard the transparency train. This news should come as a relief to taxpayers since abatements now constitute over 20% of Jersey City’s annual revenue yet have been sharply criticized by the NJ Comptroller as being too opaque and...Continue reading
In my Abatement Series, I’ve discussed the basic premise of abatements, how they are funded, and the impact to conventional taxpayers. In this post I look at Mayor Fulop’s new tax abatement policy for Jersey City, which includes two notable components: Tiering System: A system of awarding abatements based on geographic location or project type1. Each “tier”...Continue reading
In his 2010 report, “A Programmatic Examination of Tax Abatements,” NJ Comptroller A. Matthew Boxer highlighted numerous weaknesses with abatements. One issue he touched upon was transparency. He stated, “Information concerning abatement[s]…is not published in a transparent manner or centralized location, making it difficult to impossible for the public to compare, calculate the effect of,...Continue reading
This is article #3 in my series about abatements. Article #1 is “Tax Abatements 101: The Basics” and Article #2 is “Tax Abatements 201: Abatement Impact on Conventional Taxpayers.” In my previous post, “Tax Abatements 201: Abatement Impact on Conventional Taxpayers”, I focused on the orange slice of the pie pieces below. In this post I...
This is Article #2 in my series about abatements, which focuses on the impact abatements have on conventional taxpayers. My first post, “Abatement Basics,” is located here. How important are abatements to Jersey City residents? The answer: extremely important. Abatement revenues – also known as PILOTs, or “payments in lieu of taxes” – have increased from 3% of...Continue reading
A basic introduction to the topic of tax abatements in NJ.Continue reading