Methodology & sources

The usable-sale rule

A recorded deed is not always a market price. A "usable" sale is an open-market, arm's-length transfer of a single dwelling (property class 2) with a positive verified price and no non-usable code. Medians and counts of "usable market sales" use only these deeds.

Non-market exclusion

Transfers between family members, nominal ($1) transfers, estate and sheriff transfers, and other deeds flagged non-usable by the state SR1A non-usable codes are labelled and removed from every price figure. Showing them as "value" is the classic error; the store flags them by design. Counts of all recorded deeds are shown separately from usable-sale medians.

Assessment is not market value

Assessed value is reported as assessment, never as an estimate of worth. New Jersey under-assessment is normal; we never present assessment as a market estimate.

Assessment, ratio, corridor & the Chapter 123 test

New Jersey publishes, every year, one number that turns a town's assessments into a market comparison: the certified average ratio. Here is what each term means, in plain words.

• Assessed value — the value the town's tax list carries for a property (its MOD-IV net value). It is not a market price.
• Average ratio — the NJ Division of Taxation's certified ratio of assessed value to true (market) value for the whole town, one figure per municipality per tax year. A ratio of 54.32% means the town's assessments run, on average, at about 54% of market value.
• Common level range (the corridor) — the average ratio plus or minus 15% (N.J.S.A. 54:1-35a). A property whose own assessed-to-sale ratio falls inside this range sits at the town's common level.
• The Chapter 123 test — divide a property's assessed value by a recent arm's-length sale of that property (its clearest true value) to get its assessed-to-sale ratio, then compare it to the town's corridor. Where no recent sale of the property exists, comparable usable sales stand in as evidence of value. We state the ratio, the corridor and the arithmetic, cite the statute (N.J.S.A. 54:1-35a and 54:51A-6), and stop there — this is the statutory test, not a determination; the County Board of Taxation decides.
• Tax year — the year the assessment applies to. The ratio table for a tax year is certified October 1 of the prior year and may be amended by the NJ Tax Court around the following January.
• Revaluation / reassessment — when a town resets every assessment to current market value. In a revaluation year the certified ratio jumps toward 100%. We bind every ratio to the Division's certified table for the tax year, never to a ratio derived from sales, precisely because a derived ratio misreads freshly-revalued towns.

Every ratio and corridor shown on this site is the Division's certified Chapter 123 figure, loaded from its published certification for the tax year (tax year 2026, tax year 2025).

The filing calendar (County Boards of Taxation)

New Jersey sets a yearly deadline to file with the County Board of Taxation (N.J.S.A. 54:3-21). The dates differ by county; the counties themselves publish them. We show the dates and link to the source — nothing more.

• Statewide default — on or before April 1, or 45 days after the bulk mailing of assessment notices, whichever is later (N.J.S.A. 54:3-21).
• Camden County — filings received February 1 through April 1 (Camden County Board of Taxation).
• Burlington & Gloucester Counties — on the alternative annual-reassessment calendar the statutory date is January 15 (N.J.S.A. 54:3-21; Gloucester County Annual Reassessment).
• Revaluation districts — a district placing new assessments on the list that year has a one-month extension to its deadline (the county board publishes the exact date).

Planned projects (DVRPC TIP)

"What is planned here" is the DVRPC Transportation Improvement Program — the region's funded list of road, bridge, transit and bike-ped projects. Each project's DB number, title, sponsor and fiscal-year cycle are quoted from the TIP and cited; a project is counted for a place when its geometry falls within 400 m of a parcel there. Two things about how the "Planned" list is built are worth stating plainly:

• The top five is ordered by programming activity, not dollars. Per-project cost by phase is not in the machine-readable TIP GIS layers (it lives in the TIP document), so the list cannot be ranked by funding. It is ordered by programming activity — the count of dated TIP actions on each project — never by a dollar figure we do not hold.
• Sponsor is derived from the TIP program field. The GIS data carries no free sponsor column, so the implementing agency shown is derived from the TIP program field (Highway → NJDOT, Transit → NJ TRANSIT). It is a labelled derivation, not a value the source names directly.

Facts only — the title and sponsor are quoted, never a judgment about what a project means for a place.

Sources & as-of dates (106 streams)

Environmental data — the NJDEP disclaimer

This sentence travels with every panel built on NJDEP GIS data (contaminated sites, wetlands, flood layers served by NJDEP). NJDEP data is not redistributed without its metadata.

Ordinance & zoning text

Where a zoning or land-use rule is cited, we show the specific rule and its section citation with a link to the town's own official code page. We never reproduce the compiled code text on this public site — the citation and the link, not the reproduced text.

Ordinance coverage. 4 towns carry parsed zoning rules (51 zoning districts on file); 0 towns have a parcel-level district assignment (no machine-readable zoning-district polygon layer is published for any town in the three counties, so parcels link to the town’s own zoning map instead); 9 fetched towns carry a code shape we do not yet parse (recorded as a documented gap, never guessed); and 7 towns publish their code on Municode or American Legal (a separate fetch, not yet loaded). These counts are read from the store at build time.

Data & license attribution

• Map data — OpenStreetMap. Where any OpenStreetMap-derived layer is drawn, the map carries © OpenStreetMap contributors (ODbL). This site's basemap is our own (NJGIN boundaries, NJDOT roads); no OSM-derived layer is currently drawn.
• Parcels & assessment — NJGIN Parcels + MOD-IV (NJOGIS). Public record; NJOGIS acknowledgement requested. Not survey data.
• Recorded deeds — NJ SR1A (Div. of Taxation). Public record.
• Construction permits — NJ DCA (Div. of Codes & Standards). Public domain.
• Soils — USDA-NRCS SSURGO (Web Soil Survey).
• Flood & environmental constraints — FEMA National Flood Hazard Layer and NJDEP layers, NJDEP-served (carry the NJDEP sentence above).
• Regional context — DVRPC (centres, land use, counts), NJ Office for Planning Advocacy (State Plan), NJDOT (roadway, AADT), NJOIT-OGIS imagery.
• Boundaries — NJGIN Municipal Boundaries of NJ (tri-county).

Owner names are public record and are never shown on this public site — they are kept to the professional desk only, enforced in the data layer (the public query path returns no owner-name field).