Borough of Carteret Revaluation Project Portal
Welcome to the residents and property owners of the Borough of Carteret. In compliance with New Jersey State law and under the directive of the County Board of Taxation, we are beginning a property revaluation project. The primary aim is to ensure a fair distribution of taxes within the community by updating property assessments to reflect true market values.
It is important to understand that the purpose of this revaluation is not to increase property taxes. Instead, it aims to accurately appraise property values to ensure equity in tax allocation. When total property assessments increase, it typically results in a lower tax rate. This mechanism is designed to keep property tax collections for schools and local government stable, provided that their budgets remain the same.
We understand the importance of clarity and transparency in such endeavors. To this end, we have dedicated this website to provide detailed information about the revaluation process and what property owners can expect.
Your cooperation and understanding as we proceed with this vital project are greatly appreciated. We are committed to executing this revaluation with the highest standards of transparency and accuracy.
Why a Revaluation?
Over time, property values shift due to changing market conditions. A revaluation ensures that all properties are assessed at their current market value, so taxpayers pay their fair share based on accurate assessments.
Who Conducted It?
- Residential (Class 2) & Vacant Lots (Class 1) – Conducted by the professionals at Realty Data Systems.
- Commercial, Industrial, Apartments, Multi-Family (Class 4) – Conducted by the Borough’s Tax Assessor.
- Final Approval – The Tax Assessor reviews and finalizes all values.
Effective Date of Value is 10/01/2024
New assessments take effect for 2025 property taxes.
Important: A higher assessed value does not automatically mean higher taxes. If budgets remain stable, the tax rate generally decreases when assessed values rise.
2025 Projected Tax Rate
- Estimated 2025 Rate: $1.691 per $100 (Current: $3.188 per $100)
- Projected Change: -45.17%
- Historical Context: After the 2011 revaluation, the 2012 tax rate dropped -46.23%.
This demonstrates that when assessments rise, the tax rate often decreases to balance the overall tax levy.
Next Steps & How To Respond
Agree with Your Valuation?
No action is needed if your assessment accurately reflects your property’s market value.
Review Your Property Details
Check your Property Record Card and area sales data below. Ensure accuracy (e.g., square footage, condition, features).
Review Your Property Record Card
To find your Property Record Card, search for your property address. Once you find your property, click ‘More Info.’ In the upper left-hand corner, you’ll see a button for the Property Record Card
If you believe your assessment is incorrect, you can:
Formal Appeal (if needed)
If you disagree with the final value, you can file a formal appeal by May 1, 2025 with the Middlesex County Board of Taxation.
More info: Middlesex County Tax Appeals
Sales Data
Click below for a list of all sales from 10/1/2023 to the current day
Click below for a list of all sales from 10/1/2023 to the current day filtered by usability code 0, 7, 10 and 26
For more information on sale usability codes, CLICK HERE
Frequently Asked Questions (FAQ)
No One Inspected the Inside of My Home – How is the Assessment Accurate?
Assessors maintain detailed property records based on permit inspections, exterior reviews, sales data, and periodic field checks. If an interior inspection was not performed, the assessment was based on the best available information, including:
- Your home’s size, features, and condition
- Permit history and previous inspections
- Market comparisons with similar homes
If you have concerns, review your Property Record Card for accuracy. Interior inspections are available upon request! A virtual inspection option is also available.
How Can I Tell If My New Assessment is Fair?
Your assessed value should reflect the price your home could sell for in an open market.
True Market Value
“Market value” may be defined as:
“The most probable price in terms of cash or cash equivalency which a property will bring in a competitive and open market under all conditions requisite to a fair sale, the buyer and seller, each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:”
- Buyer and seller are typically motivated.
- Both parties are well informed or well advised, each acting in what he/she considers his/her own best interest.
- A reasonable time is allowed for exposure in the open market.
- Payment is made in cash or its equivalent.
- Financing, if any, is on terms generally available in the community at the specified date and typical for the property type in its locale.
- The price represents a normal consideration for the property sold, unaffected by special financing amounts and/or terms, services, fees, costs, or credits incurred in the transaction.
To compare:
- Use public home value tools like Zillow or Realtor.com.
- Check recent sales using TaxDataHub (Middlesex County).
- Compare sales on the map above.
Best Sales Indicators:
- Sales around October 1, 2024 (Assessment Date).
- Comparable sales from October 1, 2023 – December 31, 2024.
Will My Property Taxes Go Up?
A higher assessment does not always mean higher taxes. Your total tax bill depends on:
- Municipal, county, and school budgets
- Tax rate adjustments after revaluation
Typically, when total property values increase, the tax rate decreases to balance the levy.
What if I Disagree with My Assessment After an Informal Review?
If you’re still dissatisfied, you can file a formal appeal by May 1, 2025 with the County Board of Taxation.
File an Appeal – NJ Division of Taxation
Contact Us
📞 Phone: (732) 719-2265
Have your assessment letter ready when calling or visiting.
🏢 In-Person Appointments:
Thomas J. Deverin Center
100 Cooke Avenue, Carteret, NJ
Deadline for Informal Review Requests: 5 days from receiving your letter.
Property Tax Relief Programs in New Jersey
New Jersey offers several property tax relief programs to help eligible homeowners manage their property tax burden. Eligibility requirements, income limits, and benefit details for each program can be found at the link below:
- Senior Freeze (Property Tax Reimbursement)
- ANCHOR Program
- Stay NJ Property Tax Credit Program
- Property Tax Credit
- Deductions, Exemptions, and Abatements
For more information and to check if you qualify, visit: Official NJ Tax Relief Programs.
Notification & Property Inspections
The revaluation begins when our firm visits all residential properties to complete both an exterior and interior inspection from 9am to 6pm (Monday through Saturday) to ensure the accuracy of the Borough’s property records.
Residents will be notified by mail in advance and have the opportunity to contact our office (732-719-2265) to complete the interior inspection remotely using their smart phones from 9am to 5pm, Monday through Friday.
Inspectors are NOT responsible for appraisals or assessments and focus on collecting measurements and other property information.
Inspections play a critical role in verifying the accuracy of your property record card, ensuring that your assessment reflects the true value of your property. While internal inspections are pivotal for accurate valuation, you have the option to refuse an inspection. Should you choose to do so, please click the button below to complete the inspection refusal form. For your convenience, we also offer virtual inspections as an alternative. Call (732) 719-2265 to schedule your virtual inspection now.
Submission Portal for Interior Property Photos and Documents
As part of our dedication to achieving the most accurate and equitable property assessments, we highly recommend undergoing an in-person or virtual interior inspection, which is the most reliable method for evaluating your property’s characteristics and condition.
Since we recognize an interior inspection is not always feasible, we also provide a convenient online alternative for uploading photos and documents related to your property’s interior.
This secondary option includes a user-friendly system to simply “drag-and-drop” the materials you wish to upload. When using this alternative, please provide only interior photos which are clear and current, to ensure they accurately reflect your property’s features and condition – which is essential for maintaining the integrity and fairness of our tax assessment process.
Inspector Identification
Inspections are performed by trained full-time property inspectors who will be wearing photo IDs authorized by the Borough.
Each inspector will also be carrying a Letter of Introduction issued by the Borough which verifies the purpose of their visit and requests access to the property.
Our firm also provides the Borough’s Police Department with background checks on all inspectors, in addition to their vehicle information so they can be easily identified.
What to expect: Inspection Details
Interior
To ensure clarity and preparedness, here’s a detailed overview of what to expect during the property inspection process.
Our visit begins with an exterior inspection, which includes measurements of the home and any additional structures on the property – including pools, patios, decks and other features.
The exterior inspection will also note the architectural design, construction type and building condition, and the footprint of the home will be digitally sketched to scale.
If a property owner previously contacted us at (732) 719-2265 to complete an interior inspection remotely, entry to the home will not be necessary during our visit.
Exterior
If an interior inspection was not previously completed remotely by contacting us at (732) 719-2265, the inspector will request access during our visit.
The inspector will perform a room count and review property features, including the heating/cooling type, any fireplaces, the proportion of basements and attics which are finished, and the quality and condition of kitchens, bathrooms and other areas.
The interior inspection will include each floor of the home, including accessible attics and basements, and will take about 10 minutes depending upon the size of the home.
What if no one is home?
If no one is home during our visit, the exterior inspection will be completed. A hanger will be left on the doorknob containing instructions to arrange an interior inspection appointment, or to complete it remotely by contacting us at (732) 719-2265.
We will return to the property during a different day and time to attempt an interior inspection if an appointment has not been made and a remote interior inspection has not been completed.
If we are unable to complete an interior inspection remotely or in person and an appointment has not been made, estimates of interior features and condition will be made – which could affect the assessment.
Valuation
Our certified appraisers proceed to establish current market values for each residential and vacant lot property located in the Borough.
The valuation process utilizes mass appraisal techniques to assess the value of a group of properties, employing common data, standardized methods, and statistical testing. This comprehensive process encompasses a detailed analysis that includes, but is not limited to, the following key components:
- Data collected from property inspections
- Trend identification and analysis
- Common neighborhood characteristics
- Sales and rent analysis
Appraisal Value Notification
Once current market values have been determined, the Borough’s Tax Assessor will review, approve or modify those values.
Notifications are then mailed to residential and vacant lot property owners in late 2024 or early 2025, providing the current market value for each property.
An increase in the 2025 property assessment to equal current market value does NOT necessarily result in an increase in property taxes, since after the revaluation is complete a new tax rate will be established.
Tax-rate after Revaluation
It is important to note that if the total amount of property assessments increase the tax rate will generally decrease, so overall property taxes collected to fund schools, local and county government remains relatively flat (assuming budgets remain about the same).
Informal Reviews
- Following receipt of the Appraisal Value Notification letter, if the valuation coincides with an owner’s opinion of his/her property value, there is no need to take any action!
- If an owner believes information on their property record is inaccurate or would like to review recent sales used to determine current market value, they will have the opportunity to contact our office or schedule a time to meet with us in the Borough.
- Following this discussion, they will receive a letter notifying if their property valuation has been confirmed or revised. If not satisfied with the results, they may file an appeal with the County Board of Taxation by May 1, 2025.
Do you still have questions?
Should you have any questions, wish to refuse an interior inspection or to complete a remote interior inspection, please contact us: (732) 719-2265.
If we are unable to complete an interior inspection remotely or in person, estimates of interior features and condition will be made – which could affect the accuracy of your property record and assessment.