81 OXYCOCUS ROAD
Stafford Twp, Ocean County · Block 62, Lot 26.2
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Estimated tax up $12,327 ($2,290 → $14,617) using 2025→2026 rates (2.623 → 1.412) × assessed net.
Assessment net change: +1,085.8% ($87,300 → $1,035,200).
Assessment
| Land | $195,200 |
|---|---|
| Improvements | $840,000 |
| Net (taxable assessed, 2026) | $1,035,200 |
| Town avg ratio used | 100.00% (Revaluation year (~100% of market)) |
| Implied equalized value | $1,035,200 |
| 2025 tax (MOD-IV billed) | $14,397.66 |
| Est. 2026 tax @ general rate | $14,617 |
| Mailing address (2026) | 81 OXYCOCUS ROAD, MANAHAWKIN NJ, 08050 |
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.
The stored sale is not used for a change-since-sale figure. SR1A 01 — Sale between members of the immediate family marks it non-usable, or the price is a nominal amount.
This class 2 — residential (four families or less) — net assessment sits above the town class-2 average of $643,653.
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 51.85% (often still reflecting the prior assessment base).
Building permits for 81 OXYCOCUS ROAD
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Flood zone for 81 OXYCOCUS ROAD
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Water and sewer for 81 OXYCOCUS ROAD
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What the state maps say about 81 OXYCOCUS ROAD
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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 | $1,035,200 | — |
| 2025 | $87,300 | $14,397.66 |
| 2024 | $87,300 | $2,167.66 |
| 2023 | $87,300 | $2,146.71 |
Mailing changed in 2026 to 81 OXYCOCUS ROAD, MANAHAWKIN NJ, 08050.
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 | $87,300 | 67.05% | $130,201 | — | — |
| 2024 | $87,300 | 60.96% | $143,209 | 0.0% | +10.0% |
| 2025 | $87,300 | 55.89% | $156,200 | 0.0% | +9.1% |
| 2026 | $1,035,200 | 100.00% | $1,035,200 | +1,085.8% | +562.7% |
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 51.85% (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 | $87,300 | 2.459 | $2,147 | $2,146.71 | — |
| 2024 | $87,300 | 2.483 | $2,168 | $2,167.66 | +1.0% |
| 2025 | $87,300 | 2.623 | $2,290 | $14,397.66 | +5.6% |
| 2026 | $1,035,200 | 1.412 | $14,617 | — | +538.3% |
Where your money goes
Component $ = net × (component rate ÷ 100). Percents are share of school + county + municipal components for rate year 2026.
Of the estimated increase of $12,327, the school portion moved $4,925 up, the county portion $2,833 up, and the municipal portion $4,570 up. Those are pieces of the dollar change. They are not a change in each share of the rate.
| District school (0.441) | $4,569 |
|---|---|
| Regional / consolidated school (0.123) | $1,270 |
| County (0.270) | $2,797 |
| County library (0.027) | $278 |
| County health (0.016) | $167 |
| County open space (0.011) | $117 |
| Municipal purpose (0.518) | $5,362 |
| Municipal open space (0.005) | $56 |
Property details
| Class | 2 — Residential (four families or less) |
|---|---|
| Building class | 17 — Above standard quality single-family dwelling |
| Building | 2SF |
| Land description | 124.85X171.17IRR |
| Dwellings | 1 |
| Commercial units | — |
| Year built | 2024 |
| Acreage | — |
| Zoning | R75 — town zoning code |
| Tax map page | 75 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $1 · 10/27/2022 · sale assessment $87,300 · SR1A 01 — Sale between members of the immediate family |
| Deed book / page | 19218 / 01843 |
The class, building class, SR1A, and special-tax words are the state’s names for those codes. The zoning code is the town’s. A code that is not on the state list keeps the code and says so.
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). Building permits are read live from the NJ construction-permit file for this block and lot. The flood zone is read live from FEMA’s flood map at a point for this address. The high and low are read live from the state’s 10-foot ground scan. Water and sewer, the soil type, the 2012 wetlands map, and the Pinelands, Highlands, and coastal-zone maps are read at that same point. A historic district is shown only when the point falls in one. Those map readings are estimates, not a survey, not a permit decision, and not a hookup record. Estimates are not an official tax bill. Owner names are not shown. Water and sewer · Soil name · Full disclaimer.