Assessor

Hillsborough Township’s Annual Reassessment Program is designed to maintain fair and equitable property assessments by adjusting property values annually to reflect current market conditions. The program ensures that all properties are assessed at or near 100% of their true market value, as required under New Jersey law and the guidance of the New Jersey Division of Taxation.

The primary purpose of the annual reassessment program is to distribute the property tax burden fairly among all property owners within the Township. Real estate markets constantly fluctuate, and without periodic reassessments, some properties become under-assessed while others become over-assessed. This creates inequities where similar homes may pay significantly different amounts in property taxes. Annual reassessments help maintain uniformity and equity throughout the municipality.

Under Hillsborough Township’s program, property values are reviewed each year based upon market sales and trends. In addition, the New Jersey Division of Taxation requires that every property receive an exterior and interior inspection at least once every five years to verify the accuracy of property record information maintained by the Township. These inspections help confirm the condition, amenities, square footage, and characteristics of each property.

One of the greatest benefits of implementing an annual reassessment program is the stabilization of assessments over time. Rather than waiting many years for a large-scale revaluation, annual reassessments make smaller adjustments each year based on current market activity. This prevents sudden and dramatic increases in assessments that often occur after long periods without reassessment.

Another significant benefit is the reduction in tax appeals. When assessments accurately reflect market value and are updated consistently, property owners are less likely to feel unfairly assessed compared to neighboring properties. Municipalities with annual reassessment programs often experience fewer successful tax appeals, which helps reduce legal costs and administrative burdens on the Township. Community discussions regarding reassessment programs frequently note that annual reassessments improve equity and reduce appeal activity.

The program also improves public confidence in the assessment process. Property owners are more likely to trust the system when assessments are based upon recent market data and when all properties are evaluated consistently under the same standards. Hillsborough Township’s Assessor’s Office emphasizes transparency and public education regarding the reassessment process and property tax relief programs.

Without an annual reassessment program, assessment inequities gradually increase over time as market values change. Properties that rapidly appreciate may remain significantly under-assessed, shifting a disproportionate tax burden onto other property owners whose assessments are closer to market value. In these situations, municipalities often experience an increase in tax appeals, public dissatisfaction, and eventually require a costly municipal-wide revaluation ordered by the County Board of Taxation or the New Jersey Division of Taxation.

It is also important to understand that reassessment programs do not automatically increase municipal revenue. The reassessment process redistributes the existing tax levy more equitably based upon current market values. The total amount of taxes collected is primarily determined by municipal, county, school, and fire district budgets—not solely by property assessments. Hillsborough Township notes that approximately 66% of the property tax bill supports the Board of Education, while only a smaller portion funds municipal services.

Overall, Hillsborough Township’s Annual Reassessment Program promotes fairness, equity, transparency, and stability within the property tax system while helping the Township avoid the significant disruptions and inequities that can result from long periods without reassessment.

Under Hillsborough Township’s program, property values are reviewed each year based upon market sales and trends. In addition, the New Jersey Division of Taxation requires that every property receive an exterior and interior inspection at least once every five years to verify the accuracy of property record information maintained by the Township. These inspections help confirm the condition, amenities, square footage, and characteristics of each property.

One of the greatest benefits of implementing an annual reassessment program is the stabilization of assessments over time. Rather than waiting many years for a large-scale revaluation, annual reassessments make smaller adjustments each year based on current market activity. This prevents sudden and dramatic increases in assessments that often occur after long periods without reassessment.

Another significant benefit is the reduction in tax appeals. When assessments accurately reflect market value and are updated consistently, property owners are less likely to feel unfairly assessed compared to neighboring properties. Municipalities with annual reassessment programs often experience fewer successful tax appeals, which helps reduce legal costs and administrative burdens on the Township. Community discussions regarding reassessment programs frequently note that annual reassessments improve equity and reduce appeal activity.

The program also improves public confidence in the assessment process. Property owners are more likely to trust the system when assessments are based upon recent market data and when all properties are evaluated consistently under the same standards. Hillsborough Township’s Assessor’s Office emphasizes transparency and public education regarding the reassessment process and property tax relief programs.

Without an annual reassessment program, assessment inequities gradually increase over time as market values change. Properties that rapidly appreciate may remain significantly under-assessed, shifting a disproportionate tax burden onto other property owners whose assessments are closer to market value. In these situations, municipalities often experience an increase in tax appeals, public dissatisfaction, and eventually require a costly municipal-wide revaluation ordered by the County Board of Taxation or the New Jersey Division of Taxation.

It is also important to understand that reassessment programs do not automatically increase municipal revenue. The reassessment process redistributes the existing tax levy more equitably based upon current market values. The total amount of taxes collected is primarily determined by municipal, county, school, and fire district budgets—not solely by property assessments. Hillsborough Township notes that approximately 66% of the property tax bill supports the Board of Education, while only a smaller portion funds municipal services.

Overall, Hillsborough Township’s Annual Reassessment Program promotes fairness, equity, transparency, and stability within the property tax system while helping the Township avoid the significant disruptions and inequities that can result from long periods without reassessment.

Every year the Assessor looks at the current market trends and adjusts all property values accordingly based on sales transactions to similar properties in each neighborhood and throughout the district. You will receive a white postcard in March of every year with your new assessed value.

This card is mailed every year by the middle of March and is the Notice of Property Assessment. It tells you what your new assessed value is. Each year the Assessor adjusts all property values based on market trends. Your total assessment is what you should be able to sell your home for in the current market. The cards also tells you what taxes you were billed for in the prior year. Please note though you do not have to wait for this card to do your income taxes, you can contact the Tax Collector's office or their website which will tell you what taxes were paid.

An inequitable assessment occurs when properties aren’t being assessed at the same rate of true market value or are being assessed substantially above or below true market value. Some of the reasons for an inequitable assessment include:

• Fluctuations in the economy
• Changes in the characteristics of a parcel or neighborhood
• Changes in zoning
• Improvements completed without permits or without closing building permits
• Delays in processing building permits
• Changes in a home’s architectural style
• Market pressure (Supply and demand)

The Assessor’s office has a sales binder that you are welcome to come to look at of recent home sales during our office hours of 8 a.m. to 4:30 p.m., Monday through Friday.

Feel free to contact our department to discuss these issues with our staff via email dmiller@hillsboroughnj.gov or via phone 908-369-8077.

Farmland application packets are mailed annually to currently qualified property owners by July 1st. Applications are due August 1 to the Assessor's office. Applicants will be notified of any changes when they receive their farmland application packet.

Yes. For new constructions, an inspector will perform a full interior and exterior inspection once the CO is given.  This inspection may happen with the builder or the new owner.  For any other permit changes that would affect the assessed value, an inspector will come to the property once the permit closes.  If it is an exterior change only, an exterior inspection will be performed.  If it is an interior change, an interior inspection is needed. If the homeowner is not home, the inspector will leave a note at the door asking the homeowner to call our office. If an inspection is not performed, it will be estimated.

Please contact our staff via email dmiller@hillsboroughnj.gov or call directly at 908-369-8077.

The staff is always eager to assist the public in calculating estimates of value for any structural changes you are considering.  Please send an email directly to the Assessor, Debra Blaney dblaney@hillsboroughnj.gov with your contact information as well as information pertaining to the proposed structural changes.