Showing posts with label essex county. Show all posts
Showing posts with label essex county. Show all posts

Monday, October 4, 2010

High Essex County Property Taxes? File an Appeal? What's to Lose?

In a market where prices have come down, home owners have a lot to gain by appealing their property assessments - especially for owners who may be looking to sell in the next year or two, higher taxes can really deter potential home buyers.  If you are planning on selling your home soon, now is the time to organize an appeal of your assessment - the timeframe is January 1st-April 1st, 2011 to file the appeal - don't miss it!

The best avenue of appeal is hiring a tax appeal attorney, and barring that, hiring a professional appraiser who can testify at your appeals hearing.  Those solutions are all quite pricey, costing at a minimum, $1000.  If you are an intrepid home owner and would like to give it a shot on your own, please note the instructions forwarded to me.

TAX APPEAL INSTRUCTIONS
The form (A-1Petition of Appeal) for an appeal to the County Board of Taxation may be downloaded from the NJACTB site. The link is: http://www.njactb.org/
At the Home/Welcome page, select "Forms" from the list near the top. At the "page not found" page that follows, type "A-1 Petition of Appeal" in the search window at the top right and click on Submit. THE FORM MUST BE PRINTED ON LEGAL SIZED PAPER.
Information needed to fill out the form may be obtained by selecting "Record Search" at the NJACTB Home/Welcome page. Form may be filled out by hand.
  1. Select County
  2. Select Municipality
  3. Type Street address in the "Location" section, i.e. 123 Chestnut
General Information:
Property Class is "2" for 1-4 family residences.
Cite your name & contact information.
Cite attorney name and contact information as "person or attorney to be notified".
Requested Assessment can be any amount, or can be noted "appraisal to be provided", leaving the requested assessment blank.
Reason for Appeal should be "Assessment exceeds market value".
Note "Appraisal to be provided" in the COMPARABLE SALES section.
You will need 3 copies of the completed appeal form
Date and sign as petitioner.
Deliver a copy to the Municipal Tax Assessor office, noting date and name of town as indicated. Date and sign.
Deliver a copy to the Municipal Clerk's office, noting date and name of town as indicated. Date and sign.
Mail (return receipt recommended) a copy with a check in the appropriate amount (see instructions on page 2 downloaded with form) to:
Essex County Board of Taxation
50 S. Clinton Street
East Orange, NJ 07018
The forms must be filed no later than April 1, 2011.  After the filing deadline the County Board will establish hearing dates. Hearings will not begin until May and may continue into August, depending upon the number of appeals received. You and your lawyer will be notified of the hearing date 10-12 days in advance. Hearings are usually scheduled in order of Block #. The appraisal is filed with the town and county 7 days before the hearing.

Clark, NJ...fabulous place to live...well, according to Bloomberg...

The eternal question for those of us who are tied to NYC through jobs and general culture is: where do I go if I choose to leave the city?  How do I maintain a short commute to NYC, not only for may daily commute for work, but also to see shows, have dinner and enjoy urban life and all the enriching culture that comes with it still?  We want the best of both worlds - good schools, affordable housing, space to grow our families or to retire in peace...all within a 30 minute drive to the most exciting city in the world (okay, rush hour traffic aside...). 

For those of you looking to make the move, Bloomberg BusinessWeek published a recent article highlighting an often over-looked community, Clark, NJ.  With a population under 14,000 and a median family income just under $100k/year, this is a town that has managed to maintain lower taxes (5k-9k/year), while still having excellent schools, relatively low crime and pollution, lots of green space in relationship to developed space as well as have a fair commute to NYC if you need it.  It doesn't have its own station, but nearby stations do provide train access.  There is a handful of newer construction homes that top almost $1M in home price, but there are also a large number of reasonable starter homes that range between 300k-550k.  These prices, coupled with a lower tax rate, often make for more affordable living, as well as a nice community vibe (town pool, small schools, golf & tennis, parks, etc.).

Summer bugs and tips for keeping healthcare costs down

It's been a difficult summer here in our household - we've struggled, no doubt as many of you had, with summer illnesses that have wracked our family with doctors visits and prescription antibiotics.  Even a bout with pink eye after a particular raucous birthday party, and a trip and fall that resulted in a lump the size of Texas and an ER visit because it was followed by vomiting and dizziness.  Most of my friends have battled similar issues - upset stomach, coughing and feverish malaise.  And with the healthcare debate raging in our country, I had a few thoughts about how to decrease your healthcare costs...just in case this works for you...
For those of you with healthcare through your work...well, la di da and good for you!  You are the lucky ones, and we are thrilled for you.  For those of us who have had our benefits slashed due to the economy, or who function as independent contractors have had to search out our own healthcare, and with families, the system isn't always kind on your wallet. 

After tedious weeks of research, my husband and I discovered that because most insurance companies put a premium on family plans, you may be paying more for a family plan than with individual insurance for each member of your family.  We noted that with Amerihealth, for instance, it was cheaper to buy each of us an individual policy over the family policy, which seems to make more sense once you have more than two children (as the family policy is the same price no matter how many kids you have).  At the same time, because my husband and I were NOT planning on having another child this year, we reduced my maternity care for the year, which saved us a couple of buck - we can always reinstate during the next renewal period if we decide that we want to try for another baby.

Interestingly enough, I have had some difficulty getting our family physicians to not over-prescribe for us.  We don't have the best prescription drug coverage, and I have found myself insisting to our doctors to write us prescriptions that have generic versions in situations where feasible.  So for instance, when I needed a simple amoxicillin based antibiotic, I had to struggle pretty hard to get my doctor to write for a generic amoxicillin, rather than the name brand, which costs $65 as opposed to the $4 at the Target pharmacy!  But persistence pays off and you have to advocate for yourself in these cases.

What else is to be done other than to take advantage of the family buy-one-get-one-free eyeglass deals...and of course, there are free clinics all over NJ for both medical and dental needs - check them out at http://freemedicalcamps.com/vcity.php?stateid=NJ.  Most of these places are primarily for low income residents of the community, and may ask for a donation or charge a small fee.  I know when I was a student, I utilized these services in NYC myself all the time, so I know the value of a free community health clinic.
Back to the routine of summer life, just as it is ending, right?  Great, only two days left on my antibiotics...let's hope that is the last of the summer bugs to go around...

Tracking the Condo/Townhouse Market in Essex County, NJ

National news headlines have been the bane of my existence for months.  Housing market headlines in particular.  Worst housing market in decades...lowest prices in years...foreclosures skyrocketing....and yes, while the national market is suffering, I think it's a good idea to look closely at the statistics behind our local, regional market - just a quick nugget of information that may help clarify the housing market in your town, and how that effects you and your home sale or purchase.   *What?  Did you think the blog was only going to be funny stuff about my kid and my misadventures as a new mom?*  Well, sure but I also sell a lot of real estate, and I'm trying to help my clients and potential future clients to do what is best in this volatile market!  Today, I am focusing on condos/townhouses, and in towns where my clients tend to search, which is most of Essex County.

Multiple Listing Services tracks all homes sold, so a search of all condos/townhouses/co-ops in the area resulted in something quite revealing.  From May to August of 2008, which was the high market of last year, condos listed averaged 90 days on market, and sold for an average of 4% under list price - and in a town like Montclair that has a thriving condo market, homes were maintaining and average of 97.5% of list price, which means a unit listed for $350k was still selling for roughly 341,250.  Check out the chart below for more specifics:

Essex County Statistics (includes: Montclair, Glen Ridge, Bloomfield, the Caldwells, Livingston, Verona, South Orange, Maplewood, Nutley,  Roseland, Cedar Grove, West Orange & Millburn):

Under Contract DateEnd of 2007Jan-Apr 2008May-Aug 2008Sep 2008-Jan 2009
Days on Market103959096
Sold at % of List Price98.3%96.3%96.1%94.6%


Specific Towns from May-August 2008:

TOWNAvg List $Avg Sold $Sold at % of List PriceDays on
Market
Livingston69685767192196.4%97
Montclair40372539243197.2%92
The Caldwells27669426484595.7%111
Bloomfield32232731124596.6%169
West Orange42847741533797%69
South Orange70687066319193.8%95
Nutley36481735381097%93
Maplewood20724020259097.8%70
Roseland62930060666696.4%67
Verona27272025680094.2%71
Millburn21909221390797.6%82
Glen Ridge18095017237595.3%42
Cedar Grove
50967448500095.2%45

 
Specific Towns from September 2008-January 2009:

TOWNAvg List $Avg Sold $Sold at % of List PriceDays on
Market
Livingston57751855338195.8%89
Montclair32735031187595.2%55
The Caldwells27620025733393.2%86
Bloomfield23843322273393.4%74
West Orange41132238882394.5%104
South Orange42510040342895%73
Nutley32036430578595.4%112
Maplewood28798024280084.3%141
Roseland47675046425097.4%105
Verona24086022960095.3%81
Millburn349000320000 92%148
Glen Ridge21050019533392.8%150
Cedar Grove
46250044700096.6%97


Now, for some of these towns, such as Glen Ridge, Cedar Grove, Millburn, Maplewood...there aren't a lot of community living properties in general, so numbers are based on a smaller number of statistics, while Nutley, Montclair and West Orange have the most units available.  Bargain hunters, note, folks just aren't selling their homes for 15% under list, or even 10% under list.  So, congratulations if you luck into a great deal on a home, but for most of us, proximity to the city and town atmosphere have kept the prices buoyant in much of the county, so you have to decide for yourself..."How much is THIS home worth to YOU?"

STOP PULLING YOUR HAIR OUT ON SNOW DAYS

This Wednesday morning brings sad tidings to parents across the state as inclement weather cancels school and delays openings, including a noon opening for my own office here at REMAX in Upper Montclair.  Trapped at home yet ANOTHER winter day with my 2 year old - I find myself shaking a fist at the weather gods, who seem determined to force me to play monster trucks and watch the Owen Wilson CARS movie for the 298th time - which I have decided is just one time too many.  So I look around for things to do with my toddler that will both occupy his attention and mine, run him out so that napping is achieved without complaint and will reduce winter cabin-fever...now up to 50%!

If you live in a town in north NJ, like here in Essex County, chances are the industrious plow-heros were out clearing the roads well before sunrise, so major roads and arteries are safe to drive on.  I've put together a list of things I do with my son on snowy cold days, rainy days...or even just days when we just don't want to be outdoors due to extreme cold or heat:

On snow days, my son, Declan, and I often frequent indoor playground areas, such as the Kidgits play area at the Livingston Mall downstairs next to the Sears.  Plus for $5 a year, a child can join the Simon Kidgits Club - they get a shirt, b-day gift and invitations to various mall events through out the year, as well as mall discounts.  A second mall option for the indoor playground is for when I am feeling a little more ambitious - at the Jersey Gardens Mall in Elizabeth, which has a small playground area, as well as a JEEPERS!, which is a little indoor amusement park with kid size rides and giant climbing structure that my son is not yet strong enough or coordinated for (just try telling HIM that...).  Better for older kids because there are height restrictions, so give them a call at 908-289-9454 to make sure it's right for your family - plus, the rides do cost money, but we can usually while away part of an afternoon on $10 or less.  Since Declan is fairly tall and enjoys taunting gravity, so this is one of his favorite indoor play areas - he wears bruises with great pleasure, and likes to point them out with giggly excitement to teachers, other parents, just about anyone with adult authority, so he loves the climbing cage.  Lastly, sometimes, when times become desperate and I need to keep the peace at all costs, I will make the occasion McDonald's run, and the one off the Garden State Parkway in Bloomfield has a very large, fairly clean and well-maintained children's play area that keeps my son busy long after the french fries have gotten cold and hard - if you need directions, call 973-338-4641 - I usually take the back roads, from Broad Street, to James to East Passaic Ave, rather than the GSP entrance, depending on where I am coming from.

One fantastic option is bringing your child to a drop in class at The Magic Acorn, a Waldorf-inspired classroom experience, located at 174 S. Valley Rd. West Orange at the Ridgeview Community Church, Meeker St. entrance, up the stairs.  This is a nurturing enviroment where parent and child get to participate in creative free play and work on projects that emphasize the natural world. On Wednesdays from 9:30am to 2pm this winter, Amy Heneghan (a truly awesome lady) bakes fresh bread and steeps tea for the class, which has a suggested donation of $15 per adult/child pair, with $5 per additional child - I would suggest letting her know in advance when you want to drop in, as space can be limited - 973-945-8424.  Regular weekly classes are also available, where child and parent participate in creative play, song and movement circle-time, poems and storytelling, yummy fresh snacks and interactive storytelling through tabletop puppetry.  Check out www.themagicacorn.com for more information.

Okay, please don't judge me on this one, but occasionally, my son will ask to "look at the puppies," so I take him to the Shake-a-Paw in Union - it's a puppy store at 2195 Rt. 22 West in Union, and I know, I know, it's probably the purveyor of a huge number of puppy mill victims and while I would never encourage you to purchase a pet there (email me if you want to know more about pet adoption in the area), that place has provided hours of entertainment for my son, as well as has been helpful in introducing him to dogs in a safe and controlled enviroment, which I find helpful in dealing with any discomfort or fear he may have had of dogs.  I think if you are also eventually looking for a dog for your family, it's a great first exposure.

Okay, time for lunch - afterwards, I think we'll head out to make some frightfully misshapen snow people (come on, he's two...he hands can barely form balls with snow).  Sometimes, a snow day just begs to be a day in the snow...