45-47 MAGNOLIA AVE
Plumsted, Ocean County · Block 1, Lot 33
Estimated tax up $1,304 ($6,669 → $7,973) using 2025→2026 rates (3.150 → 1.740) × assessed net.
Assessment net change: +116.4% ($211,700 → $458,200).
Assessment
| Land | $172,500 |
|---|---|
| Improvements | $285,700 |
| Net (taxable assessed, 2026) | $458,200 |
| Town avg ratio used | 100.00% (Revaluation year (~100% of market)) |
| Implied equalized value | $458,200 |
| 2025 tax (MOD-IV billed) | $7,424.32 |
| Est. 2026 tax @ general rate | $7,973 |
| Mailing address (2026) | 45-47 MAGNOLIA AVE, NEW EGYPT NJ, 08533 |
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 57.87% (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 | $458,200 | — |
| 2025 | $211,700 | $7,424.32 |
| 2024 | $211,700 | $6,585.99 |
| 2023 | $211,700 | $6,145.66 |
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 | $211,700 | 72.07% | $293,742 | — | — |
| 2024 | $211,700 | 67.02% | $315,876 | 0.0% | +7.5% |
| 2025 | $211,700 | 62.10% | $340,902 | 0.0% | +7.9% |
| 2026 | $458,200 | 100.00% | $458,200 | +116.4% | +34.4% |
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 57.87% (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 | $211,700 | 2.595 | $5,494 | $6,145.66 | — |
| 2024 | $211,700 | 2.765 | $5,854 | $6,585.99 | +6.6% |
| 2025 | $211,700 | 3.150 | $6,669 | $7,424.32 | +13.9% |
| 2026 | $458,200 | 1.740 | $7,973 | — | +19.6% |
Where your money goes
Component $ = net × (component rate ÷ 100). Percents are share of school + county + municipal components for rate year 2026.
Of the estimated change ($1,304): schools ≈ +71.6%, county ≈ +17.3%, municipal ≈ +11.1%.
| District school (1.246) | $5,707 |
|---|---|
| County (0.250) | $1,144 |
| County library (0.025) | $114 |
| County health (0.015) | $68 |
| County open space (0.011) | $50 |
| Municipal purpose (0.183) | $838 |
| Municipal open space (0.011) | $50 |
Property details
| Class | 2 |
|---|---|
| Building class | 16 |
| Building | 1SF1G 0660 |
| Land description | 100X367 |
| Dwellings | 4 |
| Commercial units | — |
| Year built | 1940 |
| Acreage | 0.8425 |
| Zoning | R-40 |
| Tax map page | 10.4 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | F01 |
| MOD-IV current-year tax | — |
| Last sale | $460,000 · 5/9/2025 · sale assessment $211,700 |
| Deed book / page | 20013 / 01509 |
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 2026 (Abstract of Ratables). Estimates are not an official tax bill. Owner names are not shown. Full disclaimer.