16 WHISPERING WOODS LANE
Port Republic City, Atlantic County · Block 34, Lot 16.12
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 $25,174 ($2,534 → $27,708) using 2024→2025 rates (3.379 → 3.804) × assessed net.
Assessment net change: +871.2% ($75,000 → $728,400).
Assessment
| Land | $75,000 |
|---|---|
| Improvements | $653,400 |
| Net (taxable assessed, 2026) | $728,400 |
| Town avg ratio used | 49.90% (Average ratio (Director’s / Chapter 123)) |
| Implied equalized value | $1,459,719 |
| 2025 tax (MOD-IV billed) | $27,708.34 |
| Est. 2025 tax @ general rate | $27,708 |
| Mailing address (2026) | 20 FREEDOM ROAD, SEWELL; NJ, 08080 |
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 29 — Assessment set by a court, a consent judgment, or the Freeze Act marks it non-usable, or the price is a nominal amount.
This class 2 — residential (four families or less) — net assessment sits above the town class-2 average of $236,724.
Building permits for 16 WHISPERING WOODS LANE
No construction permit for 16 WHISPERING WOODS LANE is in the New Jersey construction-permit file. That file is a full record from 2021 on. Work from before then can be missing here and still be at the Port Republic City construction office.
Flood zone for 16 WHISPERING WOODS LANE
FEMA’s flood map did not respond for 16 WHISPERING WOODS LANE. 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 16 WHISPERING WOODS LANE
This lot is most likely on septic because it is outside the mapped sewer service area. Please verify.
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 | $728,400 | — |
| 2025 | $75,000 | $27,708.34 |
| 2024 | $75,000 | $2,534.25 |
| 2023 | $75,000 | $2,309.25 |
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 | $75,000 | 71.87% | $104,355 | — | — |
| 2024 | $75,000 | 64.08% | $117,041 | 0.0% | +12.2% |
| 2025 | $75,000 | 53.67% | $139,743 | 0.0% | +19.4% |
| 2026 | $728,400 | 49.90% | $1,459,719 | +871.2% | +944.6% |
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 | $75,000 | 3.079 | $2,309 | $2,309.25 | — |
| 2024 | $75,000 | 3.379 | $2,534 | $2,534.25 | +9.7% |
| 2025 | $75,000 | 3.804 | $2,853 | $27,708.34 | +12.6% |
| 2026 | $728,400 | — | — | — | — |
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 $25,174, the school portion moved $14,947 up, the county portion $5,179 up, and the municipal portion $5,047 up. Those are pieces of the dollar change. They are not a change in each share of the rate.
| District school (2.251) | $16,396 |
|---|---|
| County (0.685) | $4,990 |
| County library (0.049) | $357 |
| County health (0.029) | $211 |
| County open space (0.019) | $138 |
| Municipal purpose (0.751) | $5,470 |
| Municipal open space (0.020) | $146 |
Property details
| Class | 2 — Residential (four families or less) |
|---|---|
| Building class | 18 — Good quality single-family dwelling |
| Building | 2SFL-4AG |
| Land description | 11.31 AC |
| Dwellings | 1 |
| Commercial units | — |
| Year built | 2025 |
| Acreage | 11.31 |
| Zoning | — |
| Tax map page | 19 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $212,500 · 9/27/2022 · sale assessment $75,000 · SR1A 29 — Assessment set by a court, a consent judgment, or the Freeze Act |
| Deed book / page | 15338 / 59561 |
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.