6826 BLACK HORSE PIKE
Egg Harbor Twp, Atlantic County · Block 2112, Lot 3.1
Assessments are tax year 2026; latest published general rate we have is 2025. Estimate uses that rate until the 2026 rate is loaded.
Estimated tax up $6,607 ($471,505 → $478,113) using 2024→2025 rates (3.354 → 3.401) × assessed net.
Assessment net change: 0.0% ($14,058,000 → $14,058,000).
Assessment
| Land | $5,385,000 |
|---|---|
| Improvements | $8,673,000 |
| Net (taxable assessed, 2026) | $14,058,000 |
| Town avg ratio used | 61.54% (Average ratio (Director’s / Chapter 123)) |
| Implied equalized value | $22,843,679 |
| 2025 tax (MOD-IV billed) | $959,843.82 |
| Est. 2025 tax @ general rate | $478,113 |
| Mailing address (2026) | 6826 BLACK HORSE PIKE, EGG HARBOR TOWNSHIP; NJ, 082344132 |
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.
The stored sale is not used for a change-since-sale figure. SR1A 25 — Full consideration under $100 marks it non-usable, or the price is a nominal amount.
Building permits for 6826 BLACK HORSE PIKE
The New Jersey construction-permit file lists 5 permits for 6826 BLACK HORSE PIKE in Egg Harbor Twp. 3 are still open in the state file. Permit 20230774+H, an alteration, was issued 10 Feb 2026 and is open in the state file. The reported cost is $100,000.
| Permit | Type | Use | Issued | Closed | Reported cost |
|---|---|---|---|---|---|
| 20230938 | Alteration | Business Uses | 7 Sep 2023 | 6 Mar 2026, Certificate of Approval | $22,990 |
| 20240624 | Alteration | Accessory buildings and miscellaneous structures | 14 Jun 2024 | 30 Jul 2025, Certificate of Approval | $1,482,500 |
| 20230774+F | Alteration | Business Uses | 25 Jul 2025 | Open in the state file | $60,000 |
| 20230774+G | Alteration | Business Uses | 27 Oct 2025 | Open in the state file | $8,000 |
| 20230774+H | Alteration | Business Uses | 10 Feb 2026 | Open in the state file | $100,000 |
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 Egg Harbor Twp construction office.
Flood zone for 6826 BLACK HORSE PIKE
FEMA’s flood map did not respond for 6826 BLACK HORSE PIKE. Assessment and tax figures on this page are from our own records.
The high and low ground elevation could not be read for this lot.
Water and sewer for 6826 BLACK HORSE PIKE
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.
| Year | Assessed net | Tax |
|---|---|---|
| 2026 | $14,058,000 | — |
| 2025 | $14,058,000 | $959,843.82 |
| 2024 | $14,325,100 | $480,463.85 |
| 2023 | $4,098,500 | $137,217.78 |
Mailing changed in 2025 to 6826 BLACK HORSE PIKE, EGG HARBOR TOWNSHIP; NJ, 082344132.
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 | Assessed net | Avg ratio | Implied equalized | Assessed Δ | Equalized Δ |
|---|---|---|---|---|---|
| 2023 | $4,098,500 | 80.27% | $5,105,893 | — | — |
| 2024 | $14,325,100 | 71.54% | $20,023,903 | +249.5% | +292.2% |
| 2025 | $14,058,000 | 67.58% | $20,802,012 | -1.9% | +3.9% |
| 2026 | $14,058,000 | 61.54% | $22,843,679 | 0.0% | +9.8% |
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).
| Tax year | Assessment net | General rate | Est. tax (that year) | Billed tax | Est. vs prior |
|---|---|---|---|---|---|
| 2023 | $4,098,500 | 3.348 | $137,218 | $137,217.78 | — |
| 2024 | $14,325,100 | 3.354 | $480,464 | $480,463.85 | +250.1% |
| 2025 | $14,058,000 | 3.401 | $478,113 | $959,843.82 | -0.5% |
| 2026 | $14,058,000 | — | — | — | — |
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 $6,607, the school portion moved $4,077 up, the county portion $1,125 up, and the municipal portion $1,406 up. Those are pieces of the dollar change. They are not a change in each share of the rate.
| District school (2.091) | $293,953 |
|---|---|
| County (0.544) | $76,476 |
| County library (0.039) | $5,483 |
| County health (0.023) | $3,233 |
| County open space (0.015) | $2,109 |
| Municipal purpose (0.669) | $94,048 |
| Municipal open space (0.020) | $2,812 |
Property details
| Class | 4A — Commercial |
|---|---|
| Building class | 10 — not listed in the state appraisal manual |
| Building | RETAIL |
| Land description | 20.90 ACRES |
| Dwellings | 1 |
| Commercial units | — |
| Year built | — |
| Acreage | 20.9 |
| Zoning | RCD — town zoning code |
| Tax map page | 9 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $1 · 11/8/2023 · sale assessment $14,325,100 · SR1A 25 — Full consideration under $100 |
| Deed book / page | 15534 / 01572 |
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.
See this lot on the statewide map, then come back for the full tax story.
Show on mapSources: NJ Division of Taxation MOD-IV (current parcel file) and tax rates for 2025 (Abstract of Ratables). Building permits are read live from the NJ construction-permit file for this block and lot. The flood zone is read live from FEMA’s flood map at a point for this address. The high and low are read live from the state’s 10-foot ground scan. Water and sewer are read live from the state’s service-area maps at that same point. Those map readings are estimates, not a survey and not a hookup record. Estimates are not an official tax bill. Owner names are not shown. Water and sewer · Full disclaimer.