Middletown Township Revaluation

Update June 2008
When Middletown was first ordered to undergo a property revaluation in 2005 to be implemented by 2007, the township and its tax assessor asked for and were granted a one year delay to 2008.  This was done to complete the enormous task of properly revising tax maps, property records and hiring a firm to conduct the revaluation.  In 2006, the township asked for another delay and was turned down by the county tax board in no uncertain terms.  As a result, the township abided by the county’s mandate and proceeded with hiring the revaluation firm and conducting the inspections of all the properties in Middletown. 

As the process proceeded to the deadline it became clear to the tax assessor that data gathering was being hampered by the stress in the real estate market and a lack of sales throughout the township, resulting in a concern that the valuations that were being calculated would not reflect the true market values, which would result in unfair valuations for the taxpayers and costly tax appeals for the township.  As a result of these concerns and facts, the tax assessor determined that the status of the data obtained was not of a sufficient quality and detail to properly implement the tax revaluation for the year 2008.  So while the property revaluation was not postponed, valuations that will more accurately reflect the true real estate market will be posted in February of 2009. 

In sum, the township and its tax assessor’s only concern is to make certain that the Middletown taxpayers are protected and that their property valuations are accurate and fair. With the immense pressure on property taxes across the state, we felt that we owed it to every Middletown taxpayer to see that they pay the fairest amount of taxes possible, while minimizing the costs associated with tax appeals.

Update 2007
Middletown Township is one of several municipalities that have been ordered by the Monmouth County Board of Taxation to conduct a complete revaluation of all properties. The revaluation, which is designed to provide uniformity and equality in the distribution of the local tax levy, is scheduled to begin in the next few months.

The revaluation is required to reflect the changes in the market which have occurred since the township's last revaluation in 1991. Other municipalities currently undergoing revaluation include Asbury Park, Freehold Township, Holmdel, Keansburg, Long Branch, Red Bank, and Tinton Falls. State law requires that all real estate be assessed at current market value.

The township has engaged the firm of Realty Appraisal Company to assist with the revaluation of more than 25,000 residential, commercial, and industrial properties. Realty Appraisal Company is a firm highly skilled in mass appraisal techniques, with over 50 years of experience.

In order to conduct the program, it will be necessary for the firms' personnel to make complete interior and exterior inspection of each property. Photographs of every structure in the township will be taken. In the case of income-producing real property, it will be necessary for the firm to gather data regarding income and expense, as well as other pertinent information.

Prior to the results of the revaluation being accepted by the township, each and every property owner will receive a notice of value determined by the firm for their property. The firm will then conduct complete and informal reviews of the values with any taxpayer desiring a hearing. The new values are scheduled to go into effect in 2008.

For your protection, each authorized property representative of Realty Appraisal Company has been provided with a letter of identification and a photo ID. The appraisal company cautions all property owners to be sure to ask for both forms of identification. Property owners should not permit anyone who is not able to properly identity himself or herself to enter the premises.

At any time during the revaluation, please feel free to contact the Tax Assessor's Office at (732) 615-2089 with any questions or concerns you may have.

Click here to view or download the Revaluation FAQ Flier as a PDF file.