6L OYSTER BAY RD

Assessment

How the ratio works: New Jersey towns often assess below full market value. The average ratio (Director’s / Chapter 123) estimates what percent of true market value the town’s assessments represent. Implied equalized value ≈ assessed net ÷ (ratio ÷ 100). Example: assessed $187,600 at 55.89% ≈ $335,700 equalized. Tax bills still use assessed value × the general tax rate — not the equalized figure.

Change since the 2025 sale of $62,000: implied equalized value $134,618 is $72,618 above that sale. This is not an appraisal.

This class 2 — residential (four families or less) — net assessment sits below the town class-2 average of $172,391.

Building permits for 6L OYSTER BAY RD

The New Jersey construction-permit file lists 50 permits for 6L OYSTER BAY RD in Absecon City. 36 are still open in the state file. Permit 20250157, an alteration, was issued 11 Aug 2025 and is open in the state file. The reported cost is $1,500.

The file does not name the work. This file is a full record from 2021 on. Older permits are mostly missing. A repair from before then can be absent here and still be at the Absecon City construction office.

Flood zone for 6L OYSTER BAY RD

FEMA’s flood map places the mapped point for 6L OYSTER BAY RD in zone X (0.2 percent annual chance).

The state’s 10-foot ground scan puts the lowest cell on this lot at 9.5 feet and the highest at 10.1 feet (NAVD88).

These figures are estimates. The zone and any flood elevation come from FEMA’s flood map at a point for this address, and that point can fall in the street. The high and low come from the state’s 10-foot ground scan of the lot outline. A cell can catch a ditch, the street, or the edge of the lot. They are not a survey and not an insurance rating. A licensed surveyor measures the ground and the building. The town floodplain administrator, or a licensed engineer, confirms what the zone means for this lot. No zone at this point, or zone X, does not mean the lot will not flood.

Water and sewer for 6L OYSTER BAY RD

This lot is within the ACUA City Island Plant sewer system. Please verify with the provider.

This lot is within the NJ American Water - Atlantic County water system. Please verify with the provider.

These lines come from the state’s sewer service areas and public community water areas, read at a point for this address. That point can fall in the street. Being inside a named area means the lot is inside that mapped system, not that a pipe or a meter is on the house. Being outside means the lot is outside the mapped service area, which is usually a septic system or a private well. It is not a hookup record. Please verify with the provider. How we read water and sewer.

Year-by-year assessed value & tax

From NJ MOD-IV files (2023, 2024, 2025, 2026). Tax is the MOD-IV billed amount when present; otherwise —. Current mailing is in Assessment above.

Mailing changed in 2026 to 206 W PLAZA PL, PLEASANTVILLE; NJ, 08232.

Assessed value & ratio history

Parcel assessed nets come from MOD-IV year files (2023, 2024, 2025, 2026). Town average ratios are from Abstract / Chapter 123 when available — implied equalized = assessed ÷ (ratio ÷ 100).

Tax year history

Assessed net is from that year’s MOD-IV file. Est. tax = assessed × that year’s general rate when we have the rate sheet. Billed tax is the MOD-IV tax field when present (often empty for the newest file year).

Where your money goes

Component $ = net × (component rate ÷ 100). Percents are share of school + county + municipal components for rate year 2025.

Of the estimated increase of $144, the school portion moved $25 up, the county portion $27 up, and the municipal portion $93 up. Those are pieces of the dollar change. They are not a change in each share of the rate.

Property details

The class, building class, SR1A, and special-tax words are the state’s names for those codes. The zoning code is the town’s. A code that is not on the state list keeps the code and says so.