Township's Taxable Value Drops By $725M

Property reassessment completed for 2013, tax assessor announced

Manchester's total taxable value has decreased by more than 18 percent, or $725 million, the completed 2013 reassessment shows.

The town-wide reassessment for 2013 was conducted because of the "overall decline" of the real estate market and the high number of appeals filed in 2011 and 2012. The Township Council approved the reassessment early in 2012 and appointed Manchester's tax assessor Martin Lynch to take on the extra duties rather than hire an outside contractor.

"The real estate market has gone through significant changes since the last reassessment was completed in 2009," Lynch said in a statement. The township's total taxable value is now placed at about $3.2 billion.

About one-third of property owners can expect to see an increase in property taxes, one-third will stay about the same, and one-third will see a decrease, the assessor said.

"Many of the older age restricted communities in the township have seen a substantial decline in the value of the homes due to a large supply of homes on the market for sale," Lynch said. "The real estate market in the non-age restricted areas has not declined in value as much as the older age restricted communities and as a result many of the properties located in the non-senior areas will be in the one third that will see an increase in property taxes."

Lynch also advised that a decrease in assessed value does not necessarily translate into a tax decrease.

About 16,000 homes and commercial properties were physically inspected during the 2009 town-wide reassessment, which is why they were not again inspected in 2013. Rather, "recent sales in the market place, construction costs, and income and expense data for commercial properties were analyzed" to determine the new rates, Lynch said.

The reassessment process is revenue neutral, according to the assessor, meaning that the purpose is not to raise taxes but to bring all properties' values to their market value and ensure fairness.

Rather than completing reassessments every few years, the council plans to have Lynch stay on top of keeping property values accurate.

"This will be an ongoing project for Martin [Lynch] — to reassess on a yearly basis, so these types imbalances will not happen again in the future," council Vice President Brendan Weiner said when the plan was passed last year.

Mailings of the new assessed value for each property began this week and will include the property owner's projected taxes for 2013. Because of the amount of notices that must be distributed, it may take two months for all mailings to be sent, but Lynch said that all should be received by the end of February.

Once notices are given, property owners will have the opportunity to arrange an informal review of the assessment during which they may dispute the value, should they be in disagreement, Lynch said.

Final assessment notices will be mailed on March 15 and property owners in disagreement with that amount can file an appeal with the Ocean County Board of Taxation by May 1, Lynch said.

"The final assessment notice will include information concerning the appeal process. You cannot appeal the taxes on your property, only the assessed value," Lynch said.

The reassessment will not affect property tax bills until July and the new tax rate cannot be finalized until the new values are filed with the county and budgets for schools, county and local government are set. But that won't be until "several months" after the tax filing, Lynch said.

The assessment has been certified by the Ocean County Board of Taxation and the New Jersey Division of Taxation, Lynch said.

ballyjduf January 11, 2013 at 02:06 PM
TAXATION WITHOUT REPRESENTATION FOR THE NON-SENIOR, Taxes are not to be laid on the people but by their consent in person or by deputation… these are the first principles of law and justice THANKS MIKEY
Billabong January 11, 2013 at 02:37 PM
Not only do we get very little services as you mentioned, but the officials of this town continually flip nonseniors the proverbial bird. The mayor goes on and on trumpeting what a great place this is to retire but doesn't put one ounce of effort into penning an article on what this town has done for families and nonseniors (it would be a very short article, indeed). Manchester is more than happy to take our tax money and will wring as much out of us as possible, and as long as the seniors who keep these bums in office are happy, these great "public servants" can ignore an entire population of the town. These issues have been voiced a million times by nonseniors in the town and the officials never, ever address our concerns. Because the best way for them to fight the truth is to ignore it.
John E January 12, 2013 at 01:55 AM
I notice this artice was buried fast! LMAO Really as the article states..why do people insist that their home be reassessmented lower? If you want to sell you can ask for whatever you want..but buyer will say look at your assessment value! Plus this lower assessment is not going to lower your RE taxes as you read in this article..its a catch 22. Our house was $200,700 (non-senior area just to say) assessment value last year..tax was $3857..now the assessment in value is lower $172,000..but taxes higher $4,052. Like I said makes no difference which way it goes..its a catch 22..and town hall will always win. And please seniors don't say I pay for school tax without children..I have no childen either and just 51 years old single...its the rules we all have to do or MOVE!
veronica January 12, 2013 at 02:12 AM
I have appraisal for $195,000 this yr. Manchester had my home value at 261,300 last yr taxes at 5000.00 this yr on letter I just recd the value manchester has is 231,300 but taxes are 5400.00. Going to township with appraisal next week but first sending all info with a letter to Christie to investigate our little town here. A Manchester resident called into live with the govenor asking why manchesters taxes are going up after his 2% property tax cap? Christie replied to one of his employees while on the radio find out what's going on in Manchester. We all need to appeal to our govenor he seems to get the job done and not tolerate the bullshit. You can go online to send the govenor a message me I'm sending certified letter with back up, emailing his office and cc to congressman Chris smith and handing a copy to township next week with my appraisal! We all need to reach out to Christie for an investigation ASAP!!!
PLP January 12, 2013 at 03:34 AM
Veronica...very interesting. I have a similar valuation, however here are my numbers....My new value is 220,000 and my new yearly tax amount is 5,500. So a lower valuation than you but I get to pay more. I will information gather and investigate my situation.
FAST EDDY January 12, 2013 at 05:00 AM
Leisure Knoll went down.The Park got paid back for voting for Peck instead of them. They attack the working class. The retired folks have guards,
ballyjduf January 12, 2013 at 03:37 PM
GREAT PLAN VERONICA - CALL CHRISTIES OFFICE Office of the Governor PO Box 001 Trenton, NJ 08625 609-292-6000 OR EMAIL HIM .... ADDRESS IS BELOW http://www.state.nj.us/cgi-bin/governor/govmail/govmail_1c_new.pl
Mark King January 12, 2013 at 08:40 PM
I called the tax office and complained. He suggested I go to the council meeting this Monday the 14th at 6:00pm and take it up we them....This is nothing more than Corruption!
Mark King January 12, 2013 at 08:43 PM
Don't forget to Vote these idiots OUT OF OFFICE!!!!!!!!
Mark King January 12, 2013 at 08:46 PM
The most important thing is to stop all unnecessary spending, That's the only way to get the message across. It will CRIPPLE the economy!
veronica January 12, 2013 at 10:47 PM
I would suggest if your taxes are increased at all to get appraisals make an appt with township and attend Mondays meeting I am certainly going to due both and spread this article to everyone I know!!!!! Also, lets not forget most of the taxes go to our schools and for what? Our school is below the national average. Research this information too. Corruption with a capital C!! We need the govenornto open investigation and find our money!!!!! Call govenor Christie write him ASAP he will help!!!!
ballyjduf January 13, 2013 at 12:08 AM
mayor mikey has done nothing to curb spending , NOTHING
Frank Kern January 13, 2013 at 02:33 AM
It's amazing, i got my new tax bill in December it said $4800 for taxes, now I get this letter and it's $5200 and the tax value went down $30000, How can I be paying more for a cheaper house, I don't know ware Mr Lynch learned his Math but he needs a refresher course. But I did see ware the Mayor and councilmen voted all public employees a 2% raise accross the board, plus nice pensions, and sweet low cost health care. 99% of us work 60 to 80 hours a week so we can pay for the 1% to live large it's not the rich screwing the middle class it's the politicions, Ocupation Wall street is targeting the wrong people. It's about time all working people get off there buts and vote this garbage out.
FAST EDDY January 13, 2013 at 03:56 AM
They make it at 6:00 so people who work and pay the most taxes can't get there ON TIME! I'll be there! My street floods and the lake down the road ids polluted but my taxes go up. Im going. As Bob Grant used to say LETS BE HEARD!!!!!!
FAST EDDY January 13, 2013 at 04:01 AM
Lets confront the bastards face to face! Id sell but who in there right mind would move into Manchester and pay taxes to the roof??? Only a idiot would!
bhavaja January 13, 2013 at 08:08 AM
Let's all call/write Mayor-TY Veronica!
veronica January 13, 2013 at 02:21 PM
Write to the govenor not fresola he is a the cause. I emailed the govenor to investigate our town for corruption in the financing! We all need to attend tomorrow nights meeting!!!
veronica January 13, 2013 at 02:23 PM
Pending Approval veronica 9:21 am on Sunday, January 13, 2013 Write to the govenor not fresola he is a the cause. I emailed the govenor to investigate our town for corruption in the financing! We all need to attend tomorrow nights meeting!!!
veronica January 13, 2013 at 02:25 PM
Funny my neighbor across the street just refinanced in nov he has 50 more feet of property and his taxes are 4800 and he didn't get a tax increase letter why because the homes are NOT APPRAISING AT THE VALUE THE TOWNSHIP IS PUTTING ON THEM.
veronica January 13, 2013 at 03:23 PM
blucollaboy January 13, 2013 at 06:03 PM
Veronica I will be there with a crowd from Whitings. Thats the real name before we got overun by the immigrants from up north. We want our town back! We want fair taxes. They keep building senior Developments instead of regular housing and we get stuck with the difference in taxes because they don't pay what they should ,and then their taxes go down instead of up. We are being forced to move and then comes more seniors in. The town doesn't care about garbage collection and sidewalks. Seniors got that stuff in their own developments. They don't need them so we don't get them. All we get is nothing! We don't even get bullshit,just ingnored!!!! Not tomorrow!
veronica January 14, 2013 at 08:44 PM
Dan January 25, 2013 at 04:04 PM
STATE OF NEW JERSEY LOCAL FINANCE BOARD NOTICE OF VIOLATION In Re: [Michael Fressola, Mayor, Township of Manchester, Complaint This matter having come before the Local Finance Board (Board) pursuant to the Local Government Ethics Law, N.J.S.A. et seq., upon complaint that Mayor Michael Fressola used the address and telephone number of the Township of Manchester City Hall in a political mail piece, using the resources of the Township for his personal gain and securing unwarranted privileges or advantages for himself and his campaign in violation of N.J.S.A. and, WHEREAS, the Board determined that the allegations were within its jurisdiction, were not frivolous and were based upon a reasonable factual basis, authorized an investigation of this complaint; and
Dan January 25, 2013 at 04:05 PM
WHEREAS, the Local Government Ethics Law states: N.J.S.A. 40A: No local government officers or employee shall use or attempt to use his official position to secure unwarranted privileges or advantages for himself or others; and, WHEREAS, the Board, having considered the matter and the relevant statements and presented and all documentation with the written response to the allegations submitted by Mayor Fressola, concluded that the use of the Municipal Building address and telephone number in the letterhead of a political mailer distributed in connection with the May 11, 2010 election constitutes the use or attempted use of Mayor Fressola's official position to secure an unwarranted privilege or advantage for himself or others in violation of N.J.S.A. It is therefore, DETERMINED that Mayor Michael Fressola shall be assessed a fine in the amount of $100.00 for the violation as related to his engaging in activities prohibited by the statute. Said fine shall be payable to: Treasurer, State of New Jersey, and be submitted to: Thomas H. Neff, Chair, Local Finance Board, P.O. Box 803, Trenton, New Jersey, 08625 immediately. If payment of said fine is not received within 10 days receipt of this NOTICE, Mayor Fressola is subject to additional fines as determined by the Board in accordance with its powers in N.J.S.A.40A:9- 22.10, Violations and Penalties.
justamom February 06, 2013 at 12:24 AM
let me see if I have this right. People who live in River Pointe, a new 55+ sr development in manchester, are senior citizens. Seniors that can afford a new home, that cost more then my current home. But they're not going to pay a tax increase because they're seniors? btw, we also are in our 50's, working hard for a living, with NO children in school; paying school taxes like everyone else. but we have to pay the increase because we don't live in a retirement village? and how is the town getting around the 2% tax limit that Gov Christie imposed?
Mjsp February 20, 2013 at 02:37 PM
Thank you Manchester for $40,000 lower assessment and $1000.00 tax increase. New police cars , New police hub in the shopping center, New vehicles for for other township workers. Where are the spending cuts. Same old story in New Jersey and yet the dumb dumbs who live in this town keeping re- electing the same people. Some day I hope folks wake up. Vote them all out of office and keeping doing it until the listen.
despicable me February 20, 2013 at 03:01 PM
First step is to contact the governor, step two is to get this so called mayor out of office. The mayor who looted 10 million dollars from manchester was a better than the guy we have now. Office of the Governor PO Box 001 Trenton, NJ 08625 609-292-6000 OR EMAIL HIM .... ADDRESS IS BELOW http://www.state.nj.us/cgi-bin/governor/govmail/govmail_1c_new.pl
despicable me February 20, 2013 at 04:04 PM
The old mayor looted 10 million dollars and Manchester was still better off than it is today. Sounds to me like he was doing a hell of alot more for Manchester than Michael Fressola ever has. I can not think of one good thing that Michael Fressola has done outside the senior communities, can you?
despicable me February 21, 2013 at 05:19 AM
DUDLEY FOR MAYOR! Keep fighting Henry Dudley, Please appeal if you can. Michael Fressola has done nothing for the township of Manchester outside the walls of the senior communities and I think I speak for many of the residents (outside senior living) when I say WE DO NOT WANT THIS MAN TO REPRESENT US ANYMORE! If I am wrong and you can name one good thing this man has ever done for us non-seniors please correct me.
despicable me February 21, 2013 at 02:33 PM
Whats wrong Mike, you open your big mouth all over the patch EXCEPT for when people have questions on real issues, than you go and hide.


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