13 FRANDSEN AVE
South, Middlesex County · Block 364.2, Lot 11
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 $367 ($7,661 → $8,028) using 2024→2025 rates (2.547 → 2.669) × assessed net.
Assessment net change: 0.0% ($300,800 → $300,800).
Assessment
| Land | $158,500 |
|---|---|
| Improvements | $142,300 |
| Net (taxable assessed, 2026) | $300,800 |
| Town avg ratio used | 60.61% (Average ratio (Director’s / Chapter 123)) |
| Implied equalized value | $496,288 |
| 2025 tax (MOD-IV billed) | $8,028.35 |
| Est. 2025 tax @ general rate | $8,028 |
| Mailing address (2026) | 13 FRANDSEN AVE, SOUTH RIVER; NJ, 08882 |
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 | $300,800 | — |
| 2025 | $300,800 | $8,028.35 |
| 2024 | $300,800 | $7,661.38 |
| 2023 | $300,800 | $7,432.77 |
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 | $300,800 | 81.92% | $367,188 | — | — |
| 2024 | $300,800 | 75.50% | $398,411 | 0.0% | +8.5% |
| 2025 | $300,800 | 67.56% | $445,234 | 0.0% | +11.8% |
| 2026 | $300,800 | 60.61% | $496,288 | 0.0% | +11.5% |
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 | $300,800 | 2.471 | $7,433 | $7,432.77 | — |
| 2024 | $300,800 | 2.547 | $7,661 | $7,661.38 | +3.1% |
| 2025 | $300,800 | 2.669 | $8,028 | $8,028.35 | +4.8% |
| 2026 | $300,800 | — | — | — | — |
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 ($367): schools ≈ +34.4%, county ≈ +29.5%, municipal ≈ +36.1%.
| District school (1.315) | $3,956 |
|---|---|
| County (0.470) | $1,414 |
| County open space (0.045) | $135 |
| Municipal purpose (0.789) | $2,373 |
| Municipal library (0.050) | $150 |
Property details
| Class | 2 |
|---|---|
| Building class | 16 |
| Building | — |
| Land description | 77X100 |
| Dwellings | 1 |
| Commercial units | — |
| Year built | 1955 |
| Acreage | 0.1768 |
| Zoning | — |
| Tax map page | — |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $155,000 · 8/6/1998 · sale assessment $93,800 |
| Deed book / page | 04543 / 00294 |
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.