50 FOREST AVE.
Keansburg, Monmouth County · Block 111, Lot 2
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 × 2.143 (rate year 2025). Year-over-year % is hidden until the 2026 general rate is available for this reval/reassess town.
Assessment net change: +7.0% ($278,500 → $298,100).
Assessment
| Land | $203,900 |
|---|---|
| Improvements | $94,200 |
| Net (taxable assessed, 2026) | $298,100 |
| Town avg ratio used | 100.00% (Revaluation year (~100% of market)) |
| Implied equalized value | $298,100 |
| 2025 tax (MOD-IV billed) | $5,968.26 |
| Est. 2025 tax @ general rate | $6,388 |
| Mailing address (2026) | 3536 MELCON FARMS WAY, JACKSONVILLE; FL, 32223 |
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 104.94% (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 | $298,100 | — |
| 2025 | $278,500 | $5,968.26 |
| 2024 | $223,800 | $4,923.60 |
| 2023 | $183,500 | $4,752.65 |
Mailing changed in 2024 to 177 E BLACKJACK BRANCH WY, ST JOHNS; FL, 32259.
Mailing changed in 2026 to 3536 MELCON FARMS WAY, JACKSONVILLE; FL, 32223.
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 | $183,500 | 98.31% | $186,654 | — | — |
| 2024 | $223,800 | 100.00% | $223,800 | +22.0% | +19.9% |
| 2025 | $278,500 | 100.00% | $278,500 | +24.4% | +24.4% |
| 2026 | $298,100 | 100.00% | $298,100 | +7.0% | +7.0% |
2024: Published average ratio exceeded 100%; New Jersey treats that as 100% for equalization.
2025: Published average ratio exceeded 100%; New Jersey treats that as 100% for equalization.
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 104.94% (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 | $183,500 | 2.590 | $4,753 | $4,752.65 | — |
| 2024 | $223,800 | 2.200 | $4,924 | $4,923.60 | +3.6% |
| 2025 | $278,500 | 2.143 | $5,968 | $5,968.26 | +21.2% |
| 2026 | $298,100 | — | — | — | 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 (0.764) | $2,277 |
|---|---|
| County (0.161) | $480 |
| County library (0.010) | $30 |
| County health (0.003) | $9 |
| County open space (0.025) | $75 |
| Municipal purpose (1.180) | $3,518 |
Property details
| Class | 2 |
|---|---|
| Building class | 16 |
| Building | 1.5SF |
| Land description | 25X116 AV |
| Dwellings | 1 |
| Commercial units | — |
| Year built | 1913 |
| Acreage | 0.0666 |
| Zoning | — |
| Tax map page | 19 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $30,000 · 1/25/2018 · sale assessment $87,800 · SR1A 13 |
| Deed book / page | 09274 / 03034 |
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.