31-F MANCHESTER CT
Freehold, Monmouth County · Block 71.21, Lot 13.316, Qual S05
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 × 1.673 (rate year 2025). Year-over-year % is hidden until the 2026 general rate is available for this reval/reassess town.
Assessment net change: +8.6% ($206,200 → $224,000).
Assessment
| Land | $135,000 |
|---|---|
| Improvements | $89,000 |
| Net (taxable assessed, 2026) | $224,000 |
| Town avg ratio used | 100.00% (Revaluation year (~100% of market)) |
| Implied equalized value | $224,000 |
| 2025 tax (MOD-IV billed) | $3,509.53 |
| Est. 2025 tax @ general rate | $3,748 |
| Mailing address (2026) | 5 OLD ORCHARD LN, OCEAN; NJ, 07712 |
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 101.37% (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 | $224,000 | — |
| 2025 | $206,200 | $3,509.53 |
| 2024 | $175,300 | $3,172.93 |
| 2023 | $158,200 | $2,948.85 |
Mailing changed in 2026 to 5 OLD ORCHARD LN, OCEAN; NJ, 07712.
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 | $158,200 | 89.49% | $176,780 | — | — |
| 2024 | $175,300 | 96.49% | $181,677 | +10.8% | +2.8% |
| 2025 | $206,200 | 95.13% | $216,756 | +17.6% | +19.3% |
| 2026 | $224,000 | 100.00% | $224,000 | +8.6% | +3.3% |
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 101.37% (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 | $158,200 | 1.825 | $2,887 | $2,948.85 | — |
| 2024 | $175,300 | 1.781 | $3,122 | $3,172.93 | +8.1% |
| 2025 | $206,200 | 1.673 | $3,450 | $3,509.53 | +10.5% |
| 2026 | $224,000 | — | — | — | 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 (0.804) | $1,801 |
|---|---|
| Regional / consolidated school (0.370) | $829 |
| County (0.175) | $392 |
| County library (0.011) | $25 |
| County open space (0.026) | $58 |
| Municipal purpose (0.247) | $553 |
| Municipal open space (0.040) | $90 |
Property details
| Class | 2 |
|---|---|
| Building class | 33 |
| Building | MODEL E |
| Land description | — |
| Dwellings | 1 |
| Commercial units | 0 |
| Year built | 1970 |
| Acreage | — |
| Zoning | HD |
| Tax map page | 3005 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | F01 |
| MOD-IV current-year tax | — |
| Last sale | $250,000 · 1/22/2025 · sale assessment $206,200 |
| Deed book / page | 09723 / 08963 |
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.