Montclair Takes First Step To New Tax Revaluation: What It Means For Homeowners

MONTCLAIR, NJ — Montclair recently took its first step towards a new property tax revaluation – but it isn’t expected to cross the finish line for three years, officials say.

The Montclair Town Council voted unanimously on second reading for an ordinance that will help get the ball rolling on a town-wide revaluation at their Nov. 12 meeting.

The ordinance authorizes a special, $2 million emergency appropriation for the preparation and execution of a complete program of revaluation of real property for the use of local assessor of the Township of Montclair, including preparation of an approved tax map.

During a revaluation, all properties in a city or town are reassessed to find out their current “full and fair value.” The goal? To make sure each home or business owner is paying their fair share toward the town’s overall tax burden.

Although almost all property values rise during a revaluation, it doesn't necessarily mean that all property taxes will increase, experts explain: some may rise and others may fall (learn more here).

In 2024, the average Montclair resident paid $21,631 in property taxes on a home valued at $635,770 (not including credits and deductions).

>> Read More: Here's How Much Montclair Homeowners Pay In Taxes

“This is something that we are ordered to do,” 2nd Ward Councilor Eileen Birmingham explained at last week’s meeting.

According to Birmingham, the town has to have the new revaluation completed by the 2028 tax year.

“We are leaving ourselves a fair amount of time because it is a process, and we will be having a lot of meetings about this,” she said. “This is just the beginning. It is a multi-step process.”

“It is true it costs money because every single property needs to be evaluated,” Birmingham said, referring to a “landmark suit” in the 1980s that determined Montclair did not perform its revaluation fairly – and it had to be repeated.

“And we do not want anything like that,” Birmingham said.

The councilwoman noted that several other towns and cities in Essex County have recently completed a revaluation or been ordered to undertake one.

• See Related: Property Tax Revaluation In Newark: Will Your Share Rise Or Fall?
• See Related: 'Scary Numbers' For Some West Orange Homeowners Amid Tax Revaluation
• See Related: Cedar Grove Prepares For First Tax Revaluation In Nearly 2 Decades
• See Related: Home Inspections Begin For Caldwell Tax Revaluation

At-large Montclair councilor William Harrison – who chairs the Montclair Zoning Board of Adjustment – said the upcoming revaluation is a necessary move.

“It’s imperative we move forward for this, because what happens when there is delay over time is some properties do not go up uniformly in value – and that ends up with some people paying less in taxes than they should based on what their house is currently worth, and some people paying more than what they should based on what their house is currently worth,” Harrison said.

“It's fair to everyone to have the house all the houses in town properly assessed,” he added.

Watch footage from the Nov. 12 town council meeting below, or view it online here (video is cued to the revaluation ordinance vote):

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