OAKCREST
Byram, Sussex County · Block 365.6, Lot 25, 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 $27 ($61 → $88) using 2024→2025 rates (3.830 → 4.019) × assessed net.
Assessment net change: +37.5% ($1,600 → $2,200).
Assessment
| Land | $2,200 |
|---|---|
| Improvements | $0 |
| Net (taxable assessed, 2026) | $2,200 |
| Town avg ratio used | 58.12% (Average ratio (Director’s / Chapter 123)) |
| Implied equalized value | $3,785 |
| 2025 tax (MOD-IV billed) | $64.30 |
| Est. 2025 tax @ general rate | $88 |
| Mailing address (2026) | 235 MAIN ST; STE 164, MADISON; NJ, 07940 |
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 | $2,200 | — |
| 2025 | $1,600 | $64.30 |
| 2024 | $1,500 | $57.45 |
| 2023 | $1,500 | $56.43 |
Mailing changed in 2026 to 235 MAIN ST; STE 164, MADISON; NJ, 07940.
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 | $1,500 | 78.30% | $1,916 | — | — |
| 2024 | $1,500 | 72.00% | $2,083 | 0.0% | +8.7% |
| 2025 | $1,600 | 64.13% | $2,495 | +6.7% | +19.8% |
| 2026 | $2,200 | 58.12% | $3,785 | +37.5% | +51.7% |
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 | $1,500 | 3.762 | $56 | $56.43 | — |
| 2024 | $1,500 | 3.830 | $57 | $57.45 | +1.8% |
| 2025 | $1,600 | 4.019 | $64 | $64.30 | +11.9% |
| 2026 | $2,200 | — | — | — | — |
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 ($27): schools ≈ +59.5%, county ≈ +16.1%, municipal ≈ +24.4%.
| District school (1.510) | $33 |
|---|---|
| Regional / consolidated school (0.803) | $18 |
| County (0.621) | $14 |
| County library (0.051) | $1 |
| County open space (0.003) | $0 |
| Municipal purpose (1.020) | $22 |
| Municipal open space (0.011) | $0 |
Property details
| Class | 3B |
|---|---|
| Building class | — |
| Building | — |
| Land description | 13.15 ACRES |
| Dwellings | — |
| Commercial units | — |
| Year built | — |
| Acreage | 13.15 |
| Zoning | R-1 |
| Tax map page | 5.08 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $184,000 · 7/12/2005 · sale assessment $1,400 · SR1A 16 |
| Deed book / page | 02963 / 00108 |
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.