Start your 7-day free trial — unlock full access instantly.

Lead Closed

This opportunity is no longer accepting submissions.

HighlandsGreen Risk

ClosedGeneral

Finance, Tax, and Purchasing

BID #: N/A

ISSUED: 2/3/2026

DUE: 1/15/2022

VALUE: TBD

100

Rating

Risk Rank

Green Risk

AI-Powered Lead Insights

Executive Summary

This document provides information from the Borough of Highlands regarding Finance, Tax, and Purchasing operations. It details the responsibilities of the Tax Assessor and Tax Collection departments, including property valuation, tax bill management, and available tax deductions for seniors and veterans. The document also discusses the Monmouth County real estate market and the impact of property reassessment on property taxes. Key information includes the annual reassessment process and frequently asked questions about property assessment, with a deadline of January 15th, 2022 for assessment appeals.

Web Content

Finance, Tax, and Purchasing
Borough of Highlands
2026-02-03T16:02:53-05:00
Missed the Property Valuation Meeting on 11/30/2021? Click here for the FAQ Handout.
Tax Maps
The Finance & the Purchasing Departments work together as one department. The functions performed within these departments consist of maintaining account payable, preparation of bank reconciliations, payment of bills, monitoring monthly budget controls and all other related accounting responsibilities.
All purchases made by the Borough must go through purchasing with prior approval from the departments. This department also prepares specifications for purchases that exceed the state bid threshold of $40,000.00 which is state statue. All state contracts and Monmouth County cooperative pricing contracts are maintained with this department. The Borough participates in multiple county co-ops as well as the national co-op.
Department Head / Staff Information
Patrick J. DeBlasio CPA, CMFO, CGFM, CTC
pdeblasio@highlandsnj.gov
Greg Hutchinson, ASA, CTA Tax Assessor
assessor@highlandsnj.gov
Donna Conrad – Cashier
dconrad@highlandsnj.gov
Jorgi Craig – Account Clerk
jcraig@highlandsnj.gov
Department Information
TAX ASSESSOR
Greg Hutchinson, ASA, CTA
Office Hours:
(732) 872-1224 x211 Tuesday 3:45pm-5:45pm
assessor@highlandsnj.gov
By Appointment Only
The Tax Assessor is responsible for establishing real property valuation for the purpose of maintaining a municipal property tax base. As per State law, the primary duties of the Tax Assessment Office include, but are not limited to:
List and assign value of all real property in the Borough of Highlands
Maintain current ownership and mailing address
Review new construction and improvements for added assessment tax revenue
Review new subdivisions and consolidations for taxation purposes
Assignment of Block, Lot, and address numbers
Defense of state, county and added assessment tax appeals
Review and process veteran/senior citizen/disabled person and tax exemption applications
Review and process 5-years property tax exemption and abatement applications
Supervise the maintenance of the borough tax map
In addition to the above Statutory Duties of the Tax Assessor, other duties include, but are not limited to:
Assist in the preparation of 200 foot certified list (for applicants that bring applications before the Planning and Zoning Boards who must notify all owners within 200 feet of their subject property)
Management of online tax appeal system for Highlands
Oversight of PILOT status
Supervision of the Monmouth County Assessment Demonstration Programs for Highlands
Determination of COAH fees for new construction
Reviewing taxpayer assessment complaints.
Helpful Links:
Ownership/Assessment Information –
click here
File an Appeal Online –
click here
County Clerk Property Records –
click here
Property Tax Relief Programs –
click here
FEMA Flood Zones –
click here
Property Valuation FAQs –
click here
Tax Collection
The Tax Collection Department is responsible for maintaining over 3,000 individual tax accounts and a like number of sewer usage accounts. Amounts charged and payments made are all individually maintained. The office hours are 8:30am to 4:30pm.
Tax bills are mailed annually in July by the Borough. The taxes are due February 1, May 1, August 1, and November 1. A ten (10) day grace period is provided by Borough resolution.
Tax installments not paid by the due date are subject to 8% interest on the first $1,500.00 of the delinquency and 18% on any amount in excess of $1,500.00. Also, any delinquency exceeding ten thousand dollars ($10,000.00) pays a six percent (6 %) year -end penalty. These interest and penalties are the highest permitted under New Jersey statutes. Delinquent taxes open for one year or more are annually included in a tax sale in accordance with New Jersey statutes.
Online Tax and Sewer Payments:
Tax and Sewer Payments Online
Tax Sale:
Tax Lien Auction
* Credit Cards are not accepted at the Municipal Building office, can pay online with a credit card.
Tax Assessors Office
The Tax Assessors Office is responsible for all assessment figures, addresses, mortgage holders, veteran deductions and senior deductions.
Senior Citizen /Veteran Deductions
Seniors
— If you were 65 years or older as of December 31’` of the previous year, you may be eligible for a deduction of $250.00 annually, from your gross tax amount. Applicants must own and reside in the home on which the deduction is claimed. There is an income limitation of $10,000.00 combined income if married, excluding social security.
Veterans —
If you have served in the armed forces or if you are a widow of a veteran that never remarried, you may be eligible for a deduction of $250.00 annually, from your gross tax amount. There is 100% permanently disabled veteran deduction which grants full tax exemption for qualified veterans.
APPLICATIONS AND QUESTIONS FOR THE ABOVE DEDUCTION MAY BE DIRECTED TO
THE TAX ASSESSOR’S OFFICE AT (732) 872-1224 Ext. 211
Property information can be obtained from
The New Jersey County Tax Board Association
NJ Rebate Programs
There are some separate and district property relief programs available to New Jersey Homeowners:
Property Tax Reimbursement Program 1 (800) 882-6597
Click Here
Affordable New Jersey Communities for Homeowners and Renters (ANCHOR) Program 1 (800) 238-1233
Click Here

Document Text

--- Document: click here ---
 
Monmouth County Real Estate Market 
 
 
Monmouth County has been experiencing unprecedented appreciation in the real estate markets since 2019.  
The soaring prices have been fueled by a wave of people coming to the Jersey Shore from New York City, 
Philadelphia, and North Jersey, who are taking advantage of record-low mortgage rates to move and adjust their 
environment as a result of the effects of the pandemic.  The surge in market prices has also been fueled by a 
record low supply in the inventory of available homes. The following statistics apply to Monmouth County in 
general and Highlands on a micro level. 
 
 
 
  
 
Property Reassessment and Impact on Property Taxes 
 
The prime purpose of property assessments is to establish equitable and accurate property values, not tax 
rates.  When property assessments in a municipality are uniformly set to the same standard, which in 
Monmouth County is 100% of market value, the tax levy is distributed equitably on a municipal and 
countywide basis in accordance with the NJ Constitution. 
The Tax Assessor does not have control of the tax levy. County, municipal and school budget costs determine 
the amount of property tax to be collected. A municipality’s general tax rate is calculated by dividing the total 
dollar amount it needs to meet local budget expenses by the net valuation of all its taxable property. 
 An individual’s property taxes are directly related to that property’s proportionate ownership share of the 
municipality. To put it simply, if a property was worth 10% of the municipality, it would be assigned to pay 
10% of the tax levy. 
 
 
 
 
 
 
 
 
Monmouth County MLS Statistics
Monmouth County Condos
Monmouth County Single Family
Average
Median
Ave. % Inc.
Med. % Inc.
Average
Median
Ave. % Inc.
Med. % Inc.
10/1/2019
$343,062
$290,000
$544,628
$440,000
10/1/2020
366,956
$                          
308,000
$      
7.0%
6.2%
615,054
$ 
489,000
$ 
12.9%
11.1%
10/1/2021
437,476
$                          
350,000
$      
19.2%
13.6%
727,038
$ 
579,000
$ 
18.2%
18.4%
Highlands Condos
Highlands Single Family
Average
Median
Ave. % Inc.
Med. % Inc.
Average
Median
Ave. % Inc.
Med. % Inc.
10/1/2019
$296,482
$238,500
$422,005
$405,000
10/1/2020
282,852
$                          
253,868
$      
-4.6%
6.4%
500,000
$ 
445,000
$ 
18.5%
9.9%
10/1/2021
342,277
$                          
302,000
$      
21.0%
19.0%
609,179
$ 
455,000
$ 
21.8%
2.2%


 
 
Below is the breakdown of Highlands certified Tax Levy for 2018 - 2021: 
 
 
 
 
The tax rate is calculated by dividing the total tax levy by the net valuation of the Township (total of all 
assessments). Each property then pays taxes based off that rate times their assessment so that the tax levy is 
distributed fairly. 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
 
Net Valuation Taxable
% Increase
Tax Levy
Tax Rate
2019
612,360,023
$                      
17,294,857
$        
2.824%
2020
732,363,717
$                      
19.60%
18,187,746
$        
2.483%
2021
764,886,141
$                      
4.44%
18,972,625
$        
2.480%
2022
892,613,000
$                      
16.70%


 
 
Annual Reassessment Process – What Does It Mean? 
 
In the past (and currently outside of Monmouth and Somerset Counties), the assessment function may not 
have been as uniform and accurate as what current technology allows for. Due to technological and 
administrative constraints, assessments were set during a revaluation year and remained stagnant despite 
obvious changes in the markets and submarkets and between different property classes.  Annually, 
“assessment to sale price ratios” were studied to establish a "common level of assessment” ratio. One of the 
many problems with the antiquated traditional assessment system is that it assumed that every property 
within a municipal boundary appreciates / depreciates at the same rate. Obviously, this is not true. Every 
neighborhood and property class react differently to the market environment. 
 
It is necessary to study each of the markets and submarkets individually (annually) to be sure the total tax levy 
is distributed in accordance with recent and reliable market data. The only appropriate fix for this is to 
conduct reassessments annually. The old assessment model enabled an environment where assessments were 
often significantly  out of touch with the current market value of properties. That type of environment often 
results in the inequitable distribution of taxes. Monmouth County has reformed the distribution component 
of property taxation to address this obvious shortfall. The Assessment Demonstration Program (through 
annual reassessment) strives to use advancements in technology, education, and mass appraisal techniques 
to provide this better service to the taxpayers. 
 
Created in Monmouth County, the Assessment Demonstration Program (ADP) is an international award-
winning program that has been recognized as a model assessment paradigm by Moody’s Investor Service and 
Harvard Kennedy School. The ADP won the industry’s top respected Distinguished Assessment Jurisdiction 
Award for 2019 from the International Association of Assessing Officers (IAAO). The IAAO presents the 
Distinguished Assessment Jurisdiction Award to a national, state, regional or local agency that has instituted a 
technical, procedural, or administrative program that improves on prior programs, and is recognized as a 
component of a model assessment system and a contributing factor to equity in property taxation. This 
prestigious award has been given to the most deserving district in the world annually since 1983. 
  
 
 
 
 
 
 
 
 
 
 
 


 
Frequently Asked Questions About the Assessment Process 
 
 
1. Why are my 3rd and 4th quarter bills different from my 1st and 2nd? 
DO NOT MULTIPLY YOUR 3rd QUARTER BILL BY FOUR TO DETERMINE YOUR ANNUAL TAXES! 
 
Since the annual tax rate is not certified by the state and the county until the middle of the tax year, the first 
and second quarter bills are always just estimations. Once the tax rate is certified, the tax collector multiplies 
your assessment by the  certified rate. The collector then reduces the total amount due by any payments that 
were made in the first and second quarters. The balance is then split between the third and fourth quarters. 
Basically, any annual tax change is backloaded to the final two quarters of the year. 
 
As an example, if your property taxes changed from $12,000 to $14,000. The quarterly breakdown would be: 
 
1st quarter: $3,000 
2nd quarter: $3,000 
3rd quarter: $4,000      4th quarter: $4,000 
 
$14,000 - $6,000 (1st & 2nd qtr. Payment) =$8,000 (Split over 3rd & 4th qtrs.) 
2. I understand that we are reassessing every year, does that mean my assessment will change for next 
year? 
Yes. Every year the market will be analyzed to ensure fair distribution of the tax levy. Monmouth County is 
engaged in the Assessment Demonstration Program (ADP). The goal of the Assessment Demonstration 
Program (ADP) is to institute a revised assessment function that provides systemic cost savings and enhanced 
public service. At the core of the program is the ability to establish and annually maintain individual property 
assessments at 100% of current market value. This is accomplished by the County and the towns working 
collaboratively to utilize enhanced education, advanced appraisal techniques and modern technology. The 
fundamental goal of the ADP is to ensure that each taxpayer pays their fair share of the annual tax levy. 
 
3. If my assessment goes up, does that mean I will pay MORE taxes? Conversely, if my assessment goes 
down, does that mean I will pay LESS taxes? 
Not necessarily. The assessment function does not create revenue for the municipality. The Assessment 
function is a distribution mechanism of the separately determined tax levy. In strict adherence with the NJ 
Constitution, this apportionment is to be based on the value of property. (Ad Valorem) Your assessment 
(compared to the rest of the assessments in the Township) will not determine your taxes but will determine 
your share of taxes. A change to your share is not only dependent on how your assessment changes, but also 
how everyone else’s assessments change. 
4. My house was recently inspected. What was the purpose of that inspection? 
The purpose of the inspection is to gather proper information on each property so that the appraisal process 
(and resulting tax distribution) is fair and uniform. As part of the ADP program, The NJ Division of Taxation 
requires an inspection of each home to be done once every five years. The Borough will be performing the 
latest cycle of inspections on a contracted schedule. Please note: the inspectors are not appraisers and are not 
appraising your home. The inspectors are simply data collectors and return the data to this office where the 
reassessment process is done. 
 
 
 
 
 


Frequently Asked Questions About the Assessment Process 
 
 
5. I was not home for the inspection. What should I do? 
If the inspector did not gain access to the interior of your property, they likely estimated the interior room 
counts, description and conditions. You should contact the assessor’s office assessor@highlandsborough.org 
and request a copy of your Property Record Card (PRC) to be sure that all of the physical characteristics listed 
on the record are accurate. If you find any issues on the PRC, you should consult with the assessor 
immediately to determine what remedies are available. 
 
6. How is the appraisal process done? 
After the inspection data was returned to this office, the Assessor reviews all recent sales data and analyzes 
and adjusts the mass appraisal model in each market and submarket to target current market value. When 
the assessments are set to the same standard (market value) in a uniform way, the tax levy will be distributed 
fairly. Remember, the assessment function is focused on the uniformity and accuracy of the assessments NOT 
the resulting tax responsibility. Mass appraisal is the process of valuing properties as of a given date using 
standard methodology, employing common data, and allowing for statistical testing. 
 
7. What do I do if I feel my 2022 assessment DOES NOT reflect the fair market value? 
Residents should review the postcard outlining your 2022 assessment. This postcard is mailed in late 
November of 2021. If you believe the 2022 assessed value does not reflect the true market value of your 
property, you should contact the Assessor's office to confirm that the physical characteristics on your 
Property Record Card (PRC) are accurate. After speaking to the assessor, if you still feel the assessment does 
not equal the fair market value of the property, you should file an appeal with the Monmouth County Tax 
Board before January 15
th, 2022. Here is a link to the appeal site- 
https://secure.njappealonline.com/prodappeals/login.aspx 
If you miss the January 15
th deadline, you will not be able to file an appeal at the County until the following 
year (2023). If you choose to file an appeal regarding the 2022 assessment, you are required to provide 
evidence to support your position. “Evidence” is typically recent sales of comparable properties. You can 
research sales data at the Monmouth County Open Public Records site- 
http://oprs.co.monmouth.nj.us/Oprs/External.aspx?iId=12 
Select “Deed/Sr1a List” under step 1 then you can modify your search according to the other fields. 
 
8. My neighbor completed a renovation, addition, added 2nd story etc., and his assessment has not 
changed, why is that? 
Building improvements are generally assessed through the added assessment process on an annual basis  
once permits are closed and the improvement is substantially complete.  The assessor’s office is provided with 
permits from the construction department and inspections are done during the year. 
In addition, the ADP provides for inspections on an annual basis to ensure that records are accurate.  
 
If you have any other questions, please do not hesitate to contact the Assessor's Office:                                                          
 
Jay Briscione, Assessor 
 732-872-1224 Ex. 211 
 assessor@highlandsborough.org