8 CUB LAKE RD
Byram, Sussex County · Block 360, Lot 3, Qual QFARM
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 $4 ($8 → $12) using 2024→2025 rates (3.830 → 4.019) × assessed net.
Assessment net change: +50.0% ($200 → $300).
Assessment
| Land | $300 |
|---|---|
| Improvements | $0 |
| Net (taxable assessed, 2026) | $300 |
| Town avg ratio used | 58.12% (Average ratio (Director’s / Chapter 123)) |
| Implied equalized value | $516 |
| 2025 tax (MOD-IV billed) | $8.04 |
| Est. 2025 tax @ general rate | $12 |
| Mailing address (2026) | 191 FOREST LAKES DR, 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 | $300 | — |
| 2025 | $200 | $8.04 |
| 2024 | $200 | $7.66 |
| 2023 | $200 | $7.52 |
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 | $200 | 78.30% | $255 | — | — |
| 2024 | $200 | 72.00% | $278 | 0.0% | +8.7% |
| 2025 | $200 | 64.13% | $312 | 0.0% | +12.3% |
| 2026 | $300 | 58.12% | $516 | +50.0% | +65.5% |
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 | $200 | 3.762 | $8 | $7.52 | — |
| 2024 | $200 | 3.830 | $8 | $7.66 | +1.8% |
| 2025 | $200 | 4.019 | $8 | $8.04 | +4.9% |
| 2026 | $300 | — | — | — | — |
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 ($4): schools ≈ +59.1%, county ≈ +16.3%, municipal ≈ +24.7%.
| District school (1.510) | $5 |
|---|---|
| Regional / consolidated school (0.803) | $2 |
| County (0.621) | $2 |
| County library (0.051) | $0 |
| County open space (0.003) | $0 |
| Municipal purpose (1.020) | $3 |
| Municipal open space (0.011) | $0 |
Property details
| Class | 3B |
|---|---|
| Building class | — |
| Building | — |
| Land description | 1.56 ACRES |
| Dwellings | — |
| Commercial units | — |
| Year built | — |
| Acreage | 1.56 |
| Zoning | R-2 |
| Tax map page | 7.01 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $25,000 · 1/15/2009 · sale assessment $200 · SR1A 33 |
| Deed book / page | 03240 / 00735 |
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.