989 OCEAN DRIVE
Lower, Cape May County · Block 793, Lot 15.4
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 $598 ($20,591 → $21,189) using 2024→2025 rates (1.961 → 2.018) × assessed net.
Assessment net change: 0.0% ($1,050,000 → $1,050,000).
Assessment
| Land | $422,000 |
|---|---|
| Improvements | $628,000 |
| Net (taxable assessed, 2026) | $1,050,000 |
| Town avg ratio used | 47.17% (Average ratio (Director’s / Chapter 123)) |
| Implied equalized value | $2,225,991 |
| 2025 tax (MOD-IV billed) | $21,955.50 |
| Est. 2025 tax @ general rate | $21,189 |
| Mailing address (2026) | 932 SEASHORE RD, CAPE MAY; NJ, 08204 |
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.
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 | $1,050,000 | — |
| 2025 | $1,050,000 | $21,955.50 |
| 2024 | $1,050,000 | $21,367.50 |
| 2023 | $1,050,000 | $21,042.00 |
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 | $1,050,000 | 65.15% | $1,611,665 | — | — |
| 2024 | $1,050,000 | 57.81% | $1,816,295 | 0.0% | +12.7% |
| 2025 | $1,050,000 | 50.32% | $2,086,645 | 0.0% | +14.9% |
| 2026 | $1,050,000 | 47.17% | $2,225,991 | 0.0% | +6.7% |
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 | $1,050,000 | 1.931 | $20,276 | $21,042.00 | — |
| 2024 | $1,050,000 | 1.961 | $20,591 | $21,367.50 | +1.6% |
| 2025 | $1,050,000 | 2.018 | $21,189 | $21,955.50 | +2.9% |
| 2026 | $1,050,000 | — | — | — | — |
Where your money goes
Component $ = net × (component rate ÷ 100). Percents are share of school + county + municipal components for rate year 2025.
Of the estimated change ($598): schools ≈ +38.6%, county ≈ +35.1%, municipal ≈ +26.3%.
| District school (0.550) | $5,775 |
|---|---|
| Regional / consolidated school (0.424) | $4,452 |
| County (0.337) | $3,539 |
| County library (0.054) | $567 |
| County open space (0.020) | $210 |
| Municipal purpose (0.633) | $6,647 |
Property details
| Class | 4A |
|---|---|
| Building class | — |
| Building | 1S-F-A |
| Land description | 2.72 AC |
| Dwellings | 1 |
| Commercial units | — |
| Year built | — |
| Acreage | 2.72 |
| Zoning | — |
| Tax map page | 1204 |
| Additional lots | L15.05 |
| Census tract / block | — |
| Special tax codes | F03 |
| MOD-IV current-year tax | — |
| Last sale | $1,500,000 · 7/15/2021 · sale assessment $1,050,000 |
| Deed book / page | 03999 / 00140 |
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). Estimates are not an official tax bill. Owner names are not shown. Full disclaimer.