16 FRONTAGE DR

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 2012 sale of $6,575,000: implied equalized value $8,387,097 is $1,812,097 above that sale. This is not an appraisal.

Building permits for 16 FRONTAGE DR

The New Jersey construction-permit file lists 9 permits for 16 FRONTAGE DR in Franklin Twp. 6 are still open in the state file. Permit 25-069, an alteration, was issued 13 May 2025 and is open in the state file. The reported cost is $100.

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 Franklin Twp construction office.

Flood zone for 16 FRONTAGE DR

The flood map could not be checked for 16 FRONTAGE DR, because the address did not place a point on the map. Assessment and tax figures on this page are from our own records.

The state’s 10-foot ground scan puts the lowest cell on this lot at 246.2 feet and the highest at 286.7 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 16 FRONTAGE DR

The water and sewer maps could not be checked for 16 FRONTAGE DR, because the address did not place a point on the map.

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.

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 $5,395, the school portion moved $1,950 up, the county portion $260 up, and the municipal portion $3,185 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.