82 LOWER OAK GROVE ROAD
Kingwood, Hunterdon County · Block 9, Lot 15, Qual Q0085
2026 revaluation/reassessment town — 2026 general tax rate not in our warehouse yet. Showing 2025 rate against 2026 assessments; YoY % is withheld until the matching rate posts.
Estimated annual tax: current net × 2.606 (rate year 2025). Year-over-year % is hidden until the 2026 general rate is available for this reval/reassess town.
Assessment net change: +46.7% ($10,500 → $15,400).
Assessment
| Land | $15,400 |
|---|---|
| Improvements | $0 |
| Net (taxable assessed, 2026) | $15,400 |
| Town avg ratio used | 100.00% (Revaluation year (~100% of market)) |
| Implied equalized value | $15,400 |
| 2025 tax (MOD-IV billed) | $273.63 |
| Est. 2025 tax @ general rate | $401 |
| Mailing address (2026) | 85 LOWER OAK GROVE RD, FRENCHTOWN NJ, 08825 |
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.
This town revalued/reassessed for tax year 2026. New assessments are set near true market value, so we treat the ratio as ~100% for this year. Published Chapter 123 average ratio for appeals/statistics is still 65.44% (often still reflecting the prior assessment base).
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 | $15,400 | — |
| 2025 | $10,500 | $273.63 |
| 2024 | $10,500 | $264.71 |
| 2023 | $10,500 | $267.12 |
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 | $10,500 | 84.23% | $12,466 | — | — |
| 2024 | $10,500 | 79.72% | $13,171 | 0.0% | +5.7% |
| 2025 | $10,500 | 73.00% | $14,384 | 0.0% | +9.2% |
| 2026 | $15,400 | 100.00% | $15,400 | +46.7% | +7.1% |
2026: This town revalued/reassessed for tax year 2026. New assessments are set near true market value, so we treat the ratio as ~100% for this year. Published Chapter 123 average ratio for appeals/statistics is still 65.44% (often still reflecting the prior assessment base).
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 | $10,500 | 2.544 | $267 | $267.12 | — |
| 2024 | $10,500 | 2.521 | $265 | $264.71 | -0.9% |
| 2025 | $10,500 | 2.606 | $274 | $273.63 | +3.4% |
| 2026 | $15,400 | — | — | — | pending rate |
Where your money goes
Component $ = net × (component rate ÷ 100). Percents are share of school + county + municipal components for rate year 2025.
| District school (1.064) | $164 |
|---|---|
| Regional / consolidated school (0.665) | $102 |
| County (0.421) | $65 |
| County library (0.043) | $7 |
| County open space (0.041) | $6 |
| Municipal purpose (0.342) | $53 |
| Municipal open space (0.030) | $5 |
Property details
| Class | 3B |
|---|---|
| Building class | 10 |
| Building | — |
| Land description | 36.04 AC. |
| Dwellings | 1 |
| Commercial units | — |
| Year built | — |
| Acreage | 36.04 |
| Zoning | AR-2 |
| Tax map page | 14 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $100 · 4/26/2021 · sale assessment $10,500 · SR1A 10 |
| Deed book / page | 02534 / 00420 |
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.