798 CANISTEAR RD
Vernon, Sussex County · Block 474, Lot 29
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 down $253 ($6,434 → $6,181) using 2024→2025 rates (2.441 → 2.345) × assessed net.
Assessment net change: 0.0% ($263,600 → $263,600).
Assessment
| Land | $146,400 |
|---|---|
| Improvements | $117,200 |
| Net (taxable assessed, 2026) | $263,600 |
| Town avg ratio used | 91.94% (Average ratio (Director’s / Chapter 123)) |
| Implied equalized value | $286,709 |
| 2025 tax (MOD-IV billed) | $6,181.42 |
| Est. 2025 tax @ general rate | $6,181 |
| Mailing address (2026) | 798 CANISTEAR RD, HIGHLAND LAKES; NJ, 07422 |
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 | $263,600 | — |
| 2025 | $263,600 | $6,181.42 |
| 2024 | $240,300 | $5,865.72 |
| 2023 | $234,000 | $6,067.62 |
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 | $234,000 | 90.41% | $258,821 | — | — |
| 2024 | $240,300 | 98.97% | $242,801 | +2.7% | -6.2% |
| 2025 | $263,600 | 88.54% | $297,719 | +9.7% | +22.6% |
| 2026 | $263,600 | 91.94% | $286,709 | 0.0% | -3.7% |
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 | $234,000 | 2.593 | $6,068 | $6,067.62 | — |
| 2024 | $240,300 | 2.441 | $5,866 | $5,865.72 | -3.3% |
| 2025 | $263,600 | 2.345 | $6,181 | $6,181.42 | +5.4% |
| 2026 | $263,600 | — | — | — | — |
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 ($-253): schools ≈ +43.8%, county ≈ +38.5%, municipal ≈ +17.7%.
| District school (1.367) | $3,603 |
|---|---|
| County (0.405) | $1,068 |
| County library (0.033) | $87 |
| County open space (0.002) | $5 |
| Municipal purpose (0.538) | $1,418 |
Property details
| Class | 2 |
|---|---|
| Building class | 16 |
| Building | — |
| Land description | .229 AC |
| Dwellings | 1 |
| Commercial units | — |
| Year built | 1967 |
| Acreage | 0.229 |
| Zoning | — |
| Tax map page | 15Y |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | $175,000 · 2/18/2020 · sale assessment $152,400 |
| Deed book / page | 03550 / 00745 |
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.