Clock Is Ticking On West Orange Tax Revaluation (What To Know)

WEST ORANGE, NJ — The clock is ticking down on West Orange’s latest property tax revaluation. And as the town approaches a Feb. 10 deadline to implement its latest “reval,” there is a big question on many homeowners’ minds: Will my taxes go up?

The short answer? It depends, town officials say.

In 2023, the town kicked off a revaluation campaign – the first West Orange has seen in more than a decade. The mandatory program has been ordered by the Essex County Board of Taxation and approved by the New Jersey Division of Taxation. It will become effective for the 2025 tax year.

During a revaluation, all properties in a district are re-assessed 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.

During a revaluation, assessors visit properties and conduct inside and outside inspections. The West Orange tax assessor office has released a question-and-answer brochure about the process, which can be seen online here.

Although almost all property values rise during a revaluation, it doesn't necessarily mean that all property taxes will increase, officials say.

"You might now be thinking, 'How can my assessment increase and my taxes not go up?'" the New Jersey Treasury Department explains. "Remember, assessments are merely a base used to apportion the tax burden … the amount that your municipality must raise for the operation of county and local government and support of the school system."

The revaluation process is “revenue neutral,” meaning that no additional taxes are be raised for the town, school district or county as a result. Property owners who disagree with the eventual assessed value of their homes can arrange an informal hearing or file an appeal with their county board of taxation.

• See Related: West Orange Revaluation Begins: Will My Property Taxes Go Up?
• See Related: Worries Still Swirling About West Orange Property Revaluation
• See Related: Property Revaluation In West Orange Is Nearing The Finish Line

UPDATE: ESTIMATED TAX LETTERS IN THE MAIL

West Orange officials issued a reminder about the effort last weekend, noting that the town is under legal obligation to conduct and implement the revaluation by Feb. 10, 2025.

“Letters notifying residents of new assessments and estimated taxes are being mailed now,” town officials said, adding that homeowners can expect them to land in mailboxes in the coming days.

The estimated tax amount does not account for the Veteran's Deduction, ANCHOR Rebate, Senior Freeze or any other property tax relief. See Related: Do I Qualify For Automatic ANCHOR Payment In NJ? 5 Things To Know

Residents can contact Professional Property Appraisers (PPA) at 1-800-410-5815 with any concerns – and they should do so as soon as possible, officials suggested.

The company will be available for individual meetings with local property owners at the West Orange Public Library, 10 Rooney Circle, on the following dates:

• January 17 – 9 am to 4 pm
• January 21 – 9 am to 4 pm
• January 22 – noon to 8 pm
• January 25 – 9 am to 3 pm
• January 29 - noon to 8 pm
• January 31 – 9 am to 4 pm
• February 1 – 9 am to 3 pm

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