453 RT 23
Franklin Boro, Sussex County · Block 605, Lot 16
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2026 revaluation/reassessment town — 2026 general tax rate not in our warehouse yet. Showing 2025 rate against 2026 assessments; YoY % is withheld until the matching rate posts.
Estimated annual tax: current net × 2.515 (rate year 2025). Year-over-year % is hidden until the 2026 general rate is available for this reval/reassess town.
Assessment net change: +11.1% ($768,300 → $853,800).
Assessment
| Land | $98,400 |
|---|---|
| Improvements | $755,400 |
| Net (taxable assessed, 2026) | $853,800 |
| Town avg ratio used | 100.00% (Revaluation year (~100% of market)) |
| Implied equalized value | $853,800 |
| 2025 tax (MOD-IV billed) | $19,322.75 |
| Est. 2025 tax @ general rate | $21,473 |
| Mailing address (2026) | 20 PULIS AVE, FRANKLIN LAKES; NJ, 07417 |
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.
Change since the 2022 sale of $225,000: implied equalized value $853,800 is $628,800 above that sale. This is not an appraisal. This is a reassessment year, so the ratio is treated as about 100% and the gap is today’s assessment minus the sale price.
This class 2 — residential (four families or less) — net assessment sits above the town class-2 average of $345,347.
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 89.85% (often still reflecting the prior assessment base).
Building permits for 453 RT 23
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Flood zone for 453 RT 23
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Water and sewer for 453 RT 23
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What the state maps say about 453 RT 23
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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 | $853,800 | — |
| 2025 | $768,300 | $19,322.75 |
| 2024 | $560,000 | $14,862.40 |
| 2023 | $86,200 | $14,909.85 |
Mailing changed in 2026 to 20 PULIS AVE, FRANKLIN LAKES; NJ, 07417.
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 | $86,200 | 72.87% | $118,293 | — | — |
| 2024 | $560,000 | 100.00% | $560,000 | +549.7% | +373.4% |
| 2025 | $768,300 | 97.72% | $786,226 | +37.2% | +40.4% |
| 2026 | $853,800 | 100.00% | $853,800 | +11.1% | +8.6% |
2024: Published average ratio exceeded 100%; New Jersey treats that as 100% for equalization.
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 89.85% (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 | $86,200 | 2.757 | $2,377 | $14,909.85 | — |
| 2024 | $560,000 | 2.654 | $14,862 | $14,862.40 | +525.4% |
| 2025 | $768,300 | 2.515 | $19,323 | $19,322.75 | +30.0% |
| 2026 | $853,800 | — | — | — | pending rate |
Where your money goes
Component $ = net × (component rate ÷ 100). Percents are share of school + county + municipal components for rate year 2025.
| District school (0.983) | $8,393 |
|---|---|
| Regional / consolidated school (0.344) | $2,937 |
| County (0.390) | $3,330 |
| County library (0.032) | $273 |
| County open space (0.001) | $9 |
| Municipal purpose (0.765) | $6,532 |
Property details
| Class | 2 — Residential (four families or less) |
|---|---|
| Building class | 47 — Above average quality two-to-four family building |
| Building | 1-2SF 4 UNITS |
| Land description | .191 AC |
| Dwellings | 4 |
| Commercial units | — |
| Year built | 2023 |
| Acreage | 0.191 |
| Zoning | HC-1 — town zoning code |
| Tax map page | 6 |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $225,000 · 8/11/2022 · sale assessment $178,300 |
| Deed book / page | 03648 / 00294 |
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 2025 (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.