254 OAK ST
Woodbine, Cape May County · Block 112, Lot 3, Qual C0254
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 $11 ($774 → $784) using 2024→2025 rates (1.689 → 1.712) × assessed net.
Assessment net change: 0.0% ($45,800 → $45,800).
Assessment
| Land | $43,200 |
|---|---|
| Improvements | $2,600 |
| Net (taxable assessed, 2026) | $45,800 |
| Town avg ratio used | 77.58% (Average ratio (Director’s / Chapter 123)) |
| Implied equalized value | $59,036 |
| 2025 tax (MOD-IV billed) | $784.10 |
| Est. 2025 tax @ general rate | $784 |
| Mailing address (2026) | 1126 RODMAN RD, WILMINGTON; DE, 19805 |
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 | $45,800 | — |
| 2025 | $45,800 | $784.10 |
| 2024 | $45,800 | $773.56 |
| 2023 | $45,800 | $782.26 |
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 | $45,800 | 98.16% | $46,659 | — | — |
| 2024 | $45,800 | 92.48% | $49,524 | 0.0% | +6.1% |
| 2025 | $45,800 | 81.80% | $55,990 | 0.0% | +13.1% |
| 2026 | $45,800 | 77.58% | $59,036 | 0.0% | +5.4% |
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 | $45,800 | 1.708 | $782 | $782.26 | — |
| 2024 | $45,800 | 1.689 | $774 | $773.56 | -1.1% |
| 2025 | $45,800 | 1.712 | $784 | $784.10 | +1.4% |
| 2026 | $45,800 | — | — | — | — |
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 ($11): schools ≈ +65.2%, county ≈ +34.8%, municipal ≈ 0.0%.
| District school (1.226) | $562 |
|---|---|
| County (0.208) | $95 |
| County library (0.033) | $15 |
| County open space (0.013) | $6 |
| Municipal purpose (0.232) | $106 |
Property details
| Class | 2 |
|---|---|
| Building class | — |
| Building | — |
| Land description | 62.96 AC |
| Dwellings | 1 |
| Commercial units | — |
| Year built | 1995 |
| Acreage | 62.96 |
| Zoning | R1 |
| Tax map page | 11 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $1 · 4/23/2025 · sale assessment $45,800 · SR1A 04 |
| Deed book / page | 04220 / 00533 |
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.