21 CRESCENT DR NO
Byram, Sussex County · Block 283, Lot 256
Assessments are tax year 2026; latest published general rate we have is 2025. Estimate uses that rate until the 2026 rate is loaded.
Estimated tax up $508 ($10,299 → $10,807) using 2024→2025 rates (3.830 → 4.019) × assessed net.
Assessment net change: 0.0% ($268,900 → $268,900).
Assessment
| Land | $91,800 |
|---|---|
| Improvements | $177,100 |
| Net (taxable assessed, 2026) | $268,900 |
| Town avg ratio used | 58.12% (Average ratio (Director’s / Chapter 123)) |
| Implied equalized value | $462,663 |
| 2025 tax (MOD-IV billed) | $10,807.09 |
| Est. 2025 tax @ general rate | $10,807 |
| Mailing address (2026) | 21 CRESCENT DR NO, ANDOVER; NJ, 07821 |
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.
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 | $268,900 | — |
| 2025 | $268,900 | $10,807.09 |
| 2024 | $268,900 | $10,298.87 |
| 2023 | $268,900 | $10,116.02 |
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 | $268,900 | 78.30% | $343,423 | — | — |
| 2024 | $268,900 | 72.00% | $373,472 | 0.0% | +8.7% |
| 2025 | $268,900 | 64.13% | $419,305 | 0.0% | +12.3% |
| 2026 | $268,900 | 58.12% | $462,663 | 0.0% | +10.3% |
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 | $268,900 | 3.762 | $10,116 | $10,116.02 | — |
| 2024 | $268,900 | 3.830 | $10,299 | $10,298.87 | +1.8% |
| 2025 | $268,900 | 4.019 | $10,807 | $10,807.09 | +4.9% |
| 2026 | $268,900 | — | — | — | — |
Where your money goes
Component $ = net × (component rate ÷ 100). Percents are share of school + county + municipal components for rate year 2025.
Of the estimated change ($508): schools ≈ +75.1%, county ≈ +10.6%, municipal ≈ +14.3%.
| District school (1.510) | $4,060 |
|---|---|
| Regional / consolidated school (0.803) | $2,159 |
| County (0.621) | $1,670 |
| County library (0.051) | $137 |
| County open space (0.003) | $8 |
| Municipal purpose (1.020) | $2,743 |
| Municipal open space (0.011) | $30 |
Property details
| Class | 2 |
|---|---|
| Building class | 17 |
| Building | 1SS |
| Land description | .223 AC |
| Dwellings | 1 |
| Commercial units | — |
| Year built | 1955 |
| Acreage | 0.223 |
| Zoning | R-5 |
| Tax map page | 7.04 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $335,000 · 8/19/2021 · sale assessment $217,700 · SR1A 7 |
| Deed book / page | 03607 / 00766 |
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.