Full Notification

Dear Property Owner,
 
The Borough recognizes that many residents may have questions regarding the Revaluation Letter that was recently mailed or will be arriving shortly. The 2026 Borough-wide property revaluation has been completed in full compliance with the rules and regulations mandated by the State of New Jersey.
 
Appraisal Systems, Inc. conducted a comprehensive analysis of recent real estate market data to determine the assessed value of all properties as of October 1, 2025. Assessed value notification letters were mailed to all property owners beginning December 29, 2025. These notices are time-sensitive, and residents are encouraged to carefully review the instructions provided in their letter.
 
If you have questions regarding your assessment or wish to better understand the revaluation process, all valuation-related inquiries must be directed only to Appraisal Systems, Inc. and not to Borough employees. Appraisal Systems may be reached at (201) 493-8530.
 
Property owners may schedule a review meeting with a representative of Appraisal Systems, Inc. to discuss their new assessment. Meetings may be held in person at Borough Hall or by telephone, and all appointments must be scheduled in advance. Appointments may be scheduled by calling (201) 493-8530, Monday through Friday between 10:00 a.m. and 4:00 p.m., within five (5) business days of receiving your assessment letter. Appointments may also be scheduled online at any time by visiting www.asinj.com/scheduling.htm. Please have the information provided in your letter available when scheduling.
 
It is important to understand the overall impact of the revaluation on property taxes. While the average assessed home value increased from $793,100 to $1,380,500, the tax rate decreased from $2.50 to $1.44 per $100 of assessed value. As a result, the average property tax bill decreased slightly, from $19,835.43 to $19,819.58, a net decrease of $15.85. (All comparisons are based on previously billed 2025 amounts.) Even where assessed values have increased significantly, property taxes do not increase proportionally.
 
That said, while the overall tax levy for the Borough remains stable, individual property tax bills may increase, decrease, or remain relatively unchanged. This depends on how each property’s new assessed value compares to the Borough-wide average change. Properties that increased in value more than the average may see a tax increase, while those that increased less than the average may see a decrease. This redistribution is a normal and expected outcome of a Borough-wide revaluation and ensures that the tax burden is allocated more equitably based on current market values.
 
The total tax dollars required to operate the Borough remain similar year over year due to capped spending increases. The Borough portion of the tax rate, which represents approximately 28% of the total tax bill and is controlled by the Mayor and Council, has increased by less than two cents per $100 of assessed value on average per year over the past decade. A breakdown of the components that make up your total tax bill is provided in the accompanying chart.
 
The new assessed property values will be reflected on tax bills mailed this summer, with the first payment due August 1, 2026.
 
Your Mayor and Council, together with Borough staff, understand that the revaluation process can be complex and at times confusing. We appreciate your patience and cooperation throughout this important process and remain committed to transparency, fiscal responsibility, and fair taxation for all residents.
 
Sincerely,
The Mayor and Council
Borough of Ho-Ho-Kus