Dear Community Friends,
It’s obviously not a popular subject, and we’re certainly not thrilled about it either. The recent property reassessments have created some recent displeasure and stress amongst our community, especially for those who have been adversely affected with a resulting tax hike.
Regardless of how we all feel, it’s a reality, and something every community faces every 10 years in New Jersey. I’m not one to shy away from things, and feel it’s extremely important to relay information in the most transparent manner to best serve our residents.
The following information was provided to us from the G.C. Tax Assessors Office. This information may not be very popular, but it’s important, and will hopefully help to answer questions and provide guidance with regard to the recent New Jersey mandated reassessments that occurred in Mantua Township.
Mantua Twp. Reassessment:
Reassessments are required and must be approved by the county board of taxation and the Division of Taxation State of NJ. Homeowners that do not believe their new assessment is reflective of the property’s full and fair value may file a tax appeal subject to the following information:
Valuation postcards will be mailed sometime after Nov. 1. The valuation postcard shows the 2023 and the 2024 assessed values. If you do not believe the 2024 assessed value is reflective of the market value, the reverse side of the card instructs you how to file a tax appeal. The filing dates for a 2024 tax appeal are Nov. 15, 2023 to Jan. 15, 2024.
*Note the filing deadline on Jan. 15, 2024 is 4 p.m. In the appeal, you must provide support of your opinion of value showing the Tax Board the market value of the property as of Oct. 1 of the pretax year.
To proceed with a tax appeal, all taxes and municipal charges up to and including the first quarter of the tax year must be paid. As the appellant, you must present credible evidence supported by fact, not assumptions or beliefs. The most credible evidence is at least three (3) sales of other properties of a similar type in your neighborhood. The standard measure of property value is true value or fair market value, that is, what a willing, knowledgeable buyer would pay a willing, knowledgeable seller on the open market at a bona fide sale as of the statutory Oct. 1 pretax year assessment date.
When considering filing an appeal:
- What was the market value of your property on the preceding Oct. 1, the statutory assessment date?
- Can you support your opinion of market value with credible evidence?
Deadlines to remember:
- Tax appeals are on property values only, not taxes, and must be filed by Jan. 15 of tax year; or 45 days from date of bulk mailing of Assessment Notices, whichever is later.
- All evidence must be submitted to the Assessor and Tax Board at least 7 days prior to the hearing.
Note:
- The assessed value can possibly be higher or lower if the interior data was estimated or the inspection was refused. The validity of the market value depends on the collection of accurate data. Be sure to request an interior inspection on your appeal if your property was estimated, or you refused the inspector at the door.
- If the County Board of Taxation feels your assessment should be higher, they have the right to increase your assessment. When you file an appeal, the County Board of Taxation will require the assessor’s office to perform an interior inspection.
The assessor for Mantua is available to answer questions or concerns Monday through Friday 9:00 a.m. to 4:30 p.m.
If you have questions or concerns, please feel free to contact Deputy County Assessor, Robin Hague at (856) 307-6445 or rhague@co.gloucester.nj.us at the G.C. Tax Assessors Office. She has been very helpful and will gladly assist our residents.
Upcoming Township Meetings and Events:
- The next Township Committee Meeting is Monday, Aug. 14 at 6:00 p.m. at the Township Building.
- Tuesday, Aug. 15 at 5 p.m. is the next Municipal Utilities Authority Meeting at the Municipal Building.
- Tuesday, Aug. 15 at 7 p.m. is the next Land Use Board Meeting at the Municipal Building.
- Thursday, Aug. 17 at 7 p.m. is the next Fire District Meeting at Sewell Fire Station.
- Saturday, Aug. 19 is the next Convenience Center Drop Off at our Public Works facility between 10 a.m. and 2 p.m.
On behalf of Deputy Mayor Pete Scirrotto and myself, and the entire Township Committee – we look forward to continuing our service with honesty, integrity and trustful leadership!
Respectfully,
Mayor Robert T. Zimmerman, MAS
