90 SHORE BLVD
Keansburg, Monmouth County · Block 31, Lot 6
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: +9.2% ($442,400 → $483,200).
Assessment
| Land | $247,500 |
|---|---|
| Improvements | $235,700 |
| Net (taxable assessed, 2026) | $483,200 |
| Town avg ratio used | 100.00% (Revaluation year (~100% of market)) |
| Implied equalized value | $483,200 |
| 2025 tax (MOD-IV billed) | $9,480.63 |
| Est. 2025 tax @ general rate | $10,355 |
| Mailing address (2026) | 90 SHORE BLVD, KEANSBURG; NJ, 07734 |
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 | $483,200 | — |
| 2025 | $442,400 | $9,480.63 |
| 2024 | $426,900 | $9,391.80 |
| 2023 | $362,300 | $9,383.57 |
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 | $362,300 | 98.31% | $368,528 | — | — |
| 2024 | $426,900 | 100.00% | $426,900 | +17.8% | +15.8% |
| 2025 | $442,400 | 100.00% | $442,400 | +3.6% | +3.6% |
| 2026 | $483,200 | 100.00% | $483,200 | +9.2% | +9.2% |
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 | $362,300 | 2.590 | $9,384 | $9,383.57 | — |
| 2024 | $426,900 | 2.200 | $9,392 | $9,391.80 | +0.1% |
| 2025 | $442,400 | 2.143 | $9,481 | $9,480.63 | +0.9% |
| 2026 | $483,200 | — | — | — | 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) | $3,692 |
|---|---|
| County (0.161) | $778 |
| County library (0.010) | $48 |
| County health (0.003) | $14 |
| County open space (0.025) | $121 |
| Municipal purpose (1.180) | $5,702 |
Property details
| Class | 2 |
|---|---|
| Building class | 17 |
| Building | 1SF |
| Land description | 50X100 |
| Dwellings | 1 |
| Commercial units | — |
| Year built | 1948 |
| Acreage | 0.1148 |
| Zoning | — |
| Tax map page | 7 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $364,200 · 4/9/2021 · sale assessment $236,600 |
| Deed book / page | 09510 / 00914 |
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.