15 WAGON WHEEL RD
Vernon, Sussex County · Block 95, Lot 13
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 $312 ($7,921 → $7,610) using 2024→2025 rates (2.441 → 2.345) × assessed net.
Assessment net change: 0.0% ($324,500 → $324,500).
Assessment
| Land | $197,800 |
|---|---|
| Improvements | $126,700 |
| Net (taxable assessed, 2026) | $324,500 |
| Town avg ratio used | 91.94% (Average ratio (Director’s / Chapter 123)) |
| Implied equalized value | $352,948 |
| 2025 tax (MOD-IV billed) | $7,359.53 |
| Est. 2025 tax @ general rate | $7,610 |
| Mailing address (2026) | PO BOX 949, 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 | $324,500 | — |
| 2025 | $324,500 | $7,359.53 |
| 2024 | $298,100 | $7,026.62 |
| 2023 | $260,900 | $6,515.14 |
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 | $260,900 | 90.41% | $288,574 | — | — |
| 2024 | $298,100 | 98.97% | $301,202 | +14.3% | +4.4% |
| 2025 | $324,500 | 88.54% | $366,501 | +8.9% | +21.7% |
| 2026 | $324,500 | 91.94% | $352,948 | 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 | $260,900 | 2.593 | $6,765 | $6,515.14 | — |
| 2024 | $298,100 | 2.441 | $7,277 | $7,026.62 | +7.6% |
| 2025 | $324,500 | 2.345 | $7,610 | $7,359.53 | +4.6% |
| 2026 | $324,500 | — | — | — | — |
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 ($-312): schools ≈ +43.8%, county ≈ +38.5%, municipal ≈ +17.7%.
| District school (1.367) | $4,436 |
|---|---|
| County (0.405) | $1,314 |
| County library (0.033) | $107 |
| County open space (0.002) | $6 |
| Municipal purpose (0.538) | $1,746 |
Property details
| Class | 2 |
|---|---|
| Building class | 16 |
| Building | — |
| Land description | .277 AC |
| Dwellings | 1 |
| Commercial units | — |
| Year built | 1974 |
| Acreage | 0.277 |
| Zoning | — |
| Tax map page | 10E |
| Additional lots | — |
| Census tract / block | — |
| Special tax codes | — |
| MOD-IV current-year tax | — |
| Last sale | — |
| Deed book / page | — |
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.