Mantoloking officials outline borough‑wide property revaluation ahead of 2027 taxes

Tax Assessor James Robinson and Ronald Breining of Professional Property Appraisers briefed the Mantoloking Borough Council on May 19 on a borough‑wide revaluation that will set assessments for the 2027 tax year.

Breining said the goal of the project “is to bring all properties to 100% of current market value,” noting the borough’s current assessment ratio is about 59 percent. Inspectors have completed a first round of visits and will continue exterior and interior inspections in the coming months; residents can request evening or weekend appointments. Breining and Robinson said inspectors will carry identification and wear blue polos.

The presenters emphasized that changes in assessed value do not by themselves set tax bills. Breining explained that the municipal budget and the resulting tax rate determine taxes owed, and gave a general expectation shared with residents: “roughly one‑third of residents may see higher taxes, one‑third lower taxes, and one‑third little change,” depending on how individual assessments shift and how the tax rate is set.

Assessment notices are expected to be mailed shortly after the November election. Following mailing, the ordinance process includes an informal review period when homeowners can ask questions, review comparable sales data and, if necessary, file formal appeals. Both Robinson and Breining stressed that the revaluation team aims to be transparent and to work with homeowners to ensure fair valuations.

Residents were instructed to verify inspector identification and to contact the assessor’s office or the appraisal firm to schedule interior inspections or to obtain comparable sales data during the informal review period.