Northvale tax assessor outlines mandatory 2026 property reassessment, urges public outreach

Rob Brescher, Northvale tax assessor, told the borough council that an outside appraisal firm will inspect and value every property in town and that the new assessments will be set at 100% of fair market value as of Oct. 1, 2025.

Brescher said the county and state ordered the reassessment because the town’s current assessments are no longer uniform: “Our ratio going into this year is 68%,” he said, meaning assessments on average were about 68% of recent sale prices. He described a common effect of reassessments: if the town’s net taxable value doubles, the tax rate would fall by the same factor so the borough as a whole collects the same total revenue, but individual property bills can rise or fall depending on how each property’s change compares with the municipal average.

The reassessment will include exterior measurements and, where possible, interior inspections. Inspectors will wear identification and will attempt a daytime exterior visit; if no one is home the company will leave a card offering an evening callback. Brescher said interior callbacks typically take five to 10 minutes and that a virtual interior option (video call) will be available. He warned that if access is denied after repeated attempts the appraisal company is permitted by law to estimate a property’s “most reasonable potential” features for the record.

Brescher reviewed the process timeline: inspectors will collect data and appraisers will analyze sales and neighborhood groupings; preliminary letters and preliminary assessments are expected to be mailed to property owners in November. Property owners will have a window of roughly one to two months to review the preliminary figures with the appraisal firm. After informal reviews, the new assessment roll is expected to be submitted to the county (Bergen County) around February and become final for the 2026 tax year. Property owners unhappy with the final assessment may appeal to the Bergen County Board of Taxation.

Council members and residents asked practical questions about inspections, unpermitted work and timing. Brescher said unpermitted improvements will not trigger fines from inspectors but can result in a larger assessment adjustment because the current assessment does not reflect that added value. He recommended property owners confirm objective items on the property record card — square footage, room and bathroom counts, and any outbuildings or pools — and to request an interior appointment if they disagree with exterior estimates.

Brescher emphasized outreach: the appraisal company will post comparable sales and preliminary assessments online so neighbors can compare results by neighborhood, and the tax assessor’s office will publish the inspector schedule in bulk so owners know when their property was assigned for inspection.

The council voted on a contract with an appraisal firm during the consent agenda (see Votes at a glance). Council members said they intend to direct public information efforts so residents understand reassessment mechanics and the difference between assessed value and market sale price.