Full Notification

On Monday, I received my first briefing on the preliminary results of the Borough’s re-assessment conducted by Appraisal Systems, Inc.

As you know, Leonia is required by Bergen County to complete and pay for an independent re-assessment approximately every ten years. That is the law. Our last re-assessment was completed in 2014. Over the past several months, inspectors have gone door-to-door as part of this required process.

Because timing matters here, and because I believe in avoiding surprises whenever possible, I want to share the highlights of that briefing with you — including what you should expect in the very near future regarding your own property value.

At its core, a re-assessment is a redistribution of the tax burden based on current property values. And as we all know, land and home values can change quite a bit over ten years.

Here is what to expect:

You will soon receive a “Preliminary Value Letter” in the mail — expected to go out by mid-March. That letter will show your preliminary 2026 assessment for both land and building.

To help manage expectations, I was advised that approximately 51.4% of properties are projected to see lower taxes, while about 45.3% are projected to see higher taxes (based on 2025 taxes). You will soon know which category applies to you. Some residents will understandably be pleased. Others may not be. The distribution was fairly consistent across most neighborhoods, with one notable exception.

The northeast corner of town — often referred to as the “old golf course” area — experienced consistently strong increases in property values relative to ten years ago. As a result, most homeowners in that northeastern neighborhood are likely to see an increase in their local tax burden due to those higher valuations. 

There is also some good news for homeowners overall. Increases in commercial property values outpaced those in the residential sector. As a result, the proportion of taxes paid by residential homeowners is projected to shift from approximately 93% to 86%, with commercial properties carrying a larger share of the burden. A cornerstone of my administration has been to increase commercial and retail ratables to ease the pressure on homeowners. A 93% residential burden was unrealistic and unsustainable.

One important note: most Leonia homeowners allowed an interior inspection by Appraisal Systems. For those who did not, the property was assessed using neighborhood comparables at what is known as its “highest potential value.” While declining an inspection is certainly your prerogative, it may have resulted in a higher assessment.

The good news is that there is still time to schedule an inspection if you wish. The process is straightforward and only takes a few minutes. If you would like to arrange an appointment, please call (201) 493-8530 Monday-Friday between the hours of 10:00 A.M and 4:00 P.M.  I am told a virtual inspection option may also be available upon request.

As we move toward finalizing the re-assessment, I will continue to keep you informed — primarily through my monthly status reports. If you or your neighbors do not already receive them, I encourage you to sign up HERE. Staying informed about all our Leonia issues and challenges helps ensure fewer surprises and better understanding of how your local government is working on your behalf.

Finally, Appraisal Systems will be offering opportunities for property owners to request a review of their assessed valuation. Your Preliminary Value Letter will include instructions on how to request reconsideration, along with a Frequently Asked Questions document and additional guidance.

Kind regards,

Bill