Ridgewood leaders outline 2026 property reassessment, say process is revenue-neutral

Village manager Keith Kausmark opened a public forum in Ridgewood on the county-ordered reassessment and said the process is meant to restore fairness after property values diverged across neighborhoods. “Our ratio has dropped from 84.43% in 2022 to 60% today,” Kausmark said, citing the Bergen County Board of Taxation order for a reassessment to be implemented for the 2027 tax year.

The reassessment will apply to all real property in the village and is intended to reset assessments to fair market value as of a single valuation date, officials said. Rob Brescia, executive vice president and project manager at Appraisal Systems, emphasized the county-mandated work is revenue-neutral: “Reassessments and reevaluations are revenue neutral,” he said, and walked residents through numeric examples showing that as the net taxable value rises the town's tax rate is expected to fall proportionally.

Officials said the valuation date for the reassessment is Oct. 1, 2026. Appraisal Systems will mail preliminary value notices in mid-November, after which property owners can view neighborhood maps, comparable sales and a tax-impact calculator on the firm's website. Brescia told the audience that the firm posts inspector assignments and staff details online so residents know who is working in their area.

The inspection phase begins before the data-analysis stage. Michael Copeland, assistant project manager, detailed field procedures: exterior sketches and measurements, architectural style, room counts and condition ratings for kitchens, bathrooms, basements and attics. “The interior inspection takes approximately 5 to 15 minutes,” Copeland said; typical total inspections run about 20 minutes (roughly 15 exterior, five interior). Inspectors will carry identification and the firm said virtual inspections via FaceTime or Zoom are available for residents with health or safety concerns.

Appraisal Systems described a seven-step workflow: inspections, analysis, internal review, distribution of preliminary values, informal meetings with property owners, turnover of final assessments to the town and county (expected early 2027), and the formal appeal process. Rick Delgurtio, president of Appraisal Systems, said the informal meetings are intended to let property owners review their property record card and supporting sales data; if disagreements persist, Delgurtio said residents may file an appeal with the Bergen County Board of Taxation (he said he believes the filing fee is $100) where both sides can present comparable-sales evidence.

Residents asked whether site conditions and local issues would be considered. Appraisers said site influences ' positive or negative ' are recorded during inspections and evaluated in a paired-sale analysis; if sales evidence supports an adjustment, it will appear on the property record card. On questions about local drinking-water contamination and PFAS treatment, Kausmark said the village is building treatment facilities and described the public-investment program: he said the project represents about $150,000,000 in investment, that six of 12 treatment facilities were online at the time of the forum, and that remaining facilities would be completed by the end of 2027.

Privacy and safety concerns came up as well. A resident asked about inspectors coming when owners are not home and requested proof of workers'compensation insurance; the firm replied that residents may call to schedule appointments or be placed on a special-needs list and that the company carries insurance as part of its contract. Officials also said the Ridgewood Police Department will be informed about inspectors'assignments for public-safety awareness.

Several residents asked how the reassessment affects people who recently renovated or recently purchased homes. Appraisers said recent sales (generally the last two to three years) will be used in the market analysis and that work completed since the last reassessment is reflected in improvements on the property record card; however, overall individual tax impacts depend on how a property's change compares with the townwide average change in assessed value.

Officials closed by urging cooperation, telling residents to call Appraisal Systems or the assessor's office for special arrangements, and reminding the public that preliminary letters and property record cards will include instructions for review and correction before assessments become final for 2027.