NJ Property Tax Dashboard: Updated for 2018 w/ Jersey City Highlights

Every year, the state of NJ publishes property tax data on the Department of Community Affairs website. I have combined all the available data, for tax years 1998 through the most recently published data for 2018, into one tabulation and visualized it in Tableau.  This dashboard is intended to provide taxpayers with a bird's...

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Demand Fair Property Taxation: Using the Equalization Ratio as a Civic Tool

How can taxpayers ensure that local municipal and county governments are keeping property taxes fair and balanced? One suggestion: make sure that assessed values, i.e. the value of properties on the tax rolls, fairly reflect market values. One way we can do that is to refer to the annual equalization ratio, also known as...

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Property Revaluation Update: 202 out of 206 Homes on Neptune Ave in Greenville #JerseyCity were Over-Taxed.

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...

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Country Village Revaluation Update: $3+ Million Estimated Tax Expense Reduction (and counting…)

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...

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Updated: Jersey City Abatements from 2016 User Friendly Budget. Mapped by Project Type & Ward.

If you are new to the topic of abatements, I recommend my tax abatement series here including my 2015 article,”Jersey City PILOTs Rob Funding from the School System.“ This post is a refinement of my previous “Mapping Jersey City Abatements By Project Type and Ward” post.  I wanted to update the data, and the map, to...

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Quick Analysis: Tax Expense Change on the West Side, south of Lincoln Park

February 27, 2018.  Appraisal Systems released a new batch of assessments this morning and I was most curious about tax change in systemically over-taxed areas.  I was hoping streets in Country Village would be listed because, per estimates released by Jersey City in December 2017, Country Village is expected to see the largest dollar-for-dollar...

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JerseyCity Revaluation Update: Society Hill Highlighted

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...

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Jersey City 2017 Sales for Class “2” (1-4 Family) Properties, Mapped

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...

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Why Property Revaluation is a Social Justice Imperative in Jersey City

Jersey City property taxes, as seen through state compliance data: Jersey City’s last citywide revaluation was in 1988. Jersey City’s 2017 equalization ratio is 23.66%. Jersey City’s 2017 coefficient of deviation is 35.66%. On this map: Green = under-taxed |  Red = over-taxed NJ property tax law is based on this foundational premise: assessed values are...

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Who/What/When/Where/Why of Property Revaluation

WHO conducted Jersey City’s property revaluation? In 2016 Jersey City hired Appraisal Systems, Inc. for $4.4 million to conduct the revaluation. Here are some helpful links about the firm: ASI’s website page for Jersey City residents here. ASI’s generic powerpoint that explains the Revaluation process is here. This is an excellent overview of the general...

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Jersey City Together Helped Homeowners Save $40,000+ via Tax Appeal Workshops

Jersey City Together Tax Appeal Workshop. In March 2017 I worked with a team of Jersey City Together leaders to provide a tax appeals workshop.  We invited homeowners to meet with us to determine if their homes were over-assessed which, in turn, helped us determine if they were over-taxed. It was a cooperative civic action...

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Jersey City Revaluation: Interactive Map Now Available from ASI, Inc.

Jersey City is undergoing a multi-month Revaluation process and appraisal firm ASI, Inc. is currently assessing all properties throughout the city.  I wrote about the April 3rd Ward “A” revaluation presentation, hosted by ASI, Inc, and one promise from that meeting: that an interactive assessment map would be made available. Good news – that map is now...

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Jersey City Revaluation: Intro from ASI Inc, the firm doing the Revaluation

I attended the Ward “A” revaluation meeting on April 3rd and had a chance to listen to a representative from Appraisal Systems, Inc., the third-party appraisal firm hired by Jersey City to conduct the revaluation.  Mark Duda presented; he is an ASI executive and the designated ASI “project manager” for Jersey City’s revaluation. ASI, Inc. is one...

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Fulop’s Spokesperson Wrong on Property Tax Appeals Logic

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...

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An Analysis of 2015 Jersey City Property Sales – by Ward

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...

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Property Revaluation 501: Mapping & Color Coding Jersey City Home Sales by Assessment-Sales Ratio

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...

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Property Revaluation 401: Tax Appeal Math (Chapter 123 Law)

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...

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Property Revaluation 201: Quantifying Tax Inequity (A Simple Example)

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...

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Open Letter to City Council – Ordinance 14.136: Why Should Taxpayers Take on Variable Interest Rates?‏

I sent this letter to the City Council members this morning.  If you live in Jersey City and have similar concerns about funding variable interest rates, please feel free to copy/paste this letter and send from your own email account, or call your Council reps.  Contact info is provided below the letter.  Background on Open Letter On...

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Abatements 501: A Critique of Mayor Fulop’s “Buy Up” Abatement Policy

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...

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What Does 1.88 Students Look Like?

On Wednesday night, the City Council approved an 80-unit abatement in downtown Hamilton Park.  Here are some of the specs on the property: located at 9th & Brunswick in downtown Hamilton Park a community the abatement will extend for 20 years contain 80 units, including 20 3-bedroom units and 35 2-bedroom units 1.88 kids from the building will attend...

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Tax Abatements 201: Abatement Impact on Conventional Taxpayers

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%...

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Let’s Get Civic

The genesis of CivicParent.org…. I live in Jersey City and on November 14, 2013 I learned that Mayor Fulop’s first abatement – the 3 towers planned for Journal Square – would not include dedicated funding for Jersey City public schools.  I also learned that five City Council members, all of whom were Fulop-endorsed candidates,...

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