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.
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.