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MillvilleGreen Risk

ClosedPublic Works & Infrastructure

Pleasant Drive Water Improvements

BID #: COM BID#2026-03

ISSUED: 3/18/2026

DUE: 5/6/2026

VALUE: TBD

100

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Executive Summary

The City of Millville is seeking sealed bids for the Pleasant Drive Water Improvements project. This project entails infrastructure work related to water systems. Bidders are required to submit proposals on the specified forms, enclosed in a sealed package, and addressed to the Purchasing Agent. Specifications, drawings, and bid forms can be obtained from the City Engineer's office for a non-refundable fee of $100, or via email at no cost. A non-mandatory pre-bid meeting is scheduled for March 25, 2026. Bidders must comply with New Jersey state regulations regarding equal employment opportunities. The bid deadline is May 6, 2026, at 1:00 PM.

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Bid Postings • Pleasant Drive Water Improvements
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Bid Number:
COM BID#2026-03
Bid Title:
Pleasant Drive Water Improvements
Category:
Bid Postings
Status:
Open
Description:
Notice to Bidders
/DocumentCenter/View/4562
Publication Date/Time:
3/18/2026 12:00 PM
Closing Date/Time:
5/6/2026 1:00 PM
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The City of Millville New Jersey
12 South High Street,
Millville, NJ 08332
Ph:
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Document Text

--- Document: /DocumentCenter/View/4562 ---
NOTICE TO BIDDERS
NOTICE IS HEREBY GIVEN that sealed bids will be received by the Purchasing Agent for the City of
Millville, County of Cumberland, State of New Jersey on Wednesday, May 6, 2026 @ 1:00 P.M. prevailing
time in the Purchasing Office, 12 South High Street, 2nd Floor, Millville, NJ 08332 at which time and place
bids will be opened and read in public for:
                COM BID # 2026-03 PLEASANT DRIVE WATER IMPROVEMENTS
Specifications, drawings and bid forms are available at the office of the City Engineer, City Hall, 6th Floor, 12
South High Street, Millville, NJ  08332 and may be obtained at a cost of One Hundred Dollars ($100.00)
non-refundable or if preferred and if available by email at no cost.  Email:  Kristine.Garton@millvillenj;gov
Miguel.Mercado@millvillenj.gov and trisha.mcgahhey@millvillenj.gov
Bids must be made on the proposal forms included with the bid specification, be enclosed in a sealed package
bearing the name and address of the bidder and “BID TITLE AND BID NUMBER” on the outside, addressed
to Miguel A. Mercado, Purchasing Agent, at the address above.
A non-mandatory pre-bid meeting will be held Wednesday, March 25, 2026 at 11:00 am at City Hall
Engineering Department, 12 South High Street, 6th floor. Bidders are encouraged to attend.
Bidders are required to comply with the requirements of N.J.S.A. 10:5-31 et seq. and P.L. 1975 c. 127 N.J.A.C.
17:27-1 et seq. 
By order of the Board of Commissioners.
Emily Dillon, City Clerk






--- Document: How Property is Valued ---
STANDARDS FOR VALUING PROPERTY 
 
 
New Jersey’s real property tax is “ad 
valorem” or a “tax according to the value” 
meaning that each person pays tax based on 
the value of the property he or she owns.  
The State Constitution at Article VIII, 
Section 1, Paragraph 1 requires, property to be 
assessed for taxation by general laws and 
uniform rules and that all real property, except 
for agricultural/horticultural land*, must be 
assessed according to the same standard of 
value. New Jersey statute N.J.S.A. 54:4-2.25 
defines the standard of value as the true value 
of property. N.J.S.A. 54:4-23 describes true 
value as the price at which, in the assessor’s 
judgment, each parcel of real property “would 
sell for at a fair and bona fide sale by private 
contract on October 1 next preceding the date 
on which the assessor shall complete his 
assessments....” New Jersey courts have 
determined “full and fair value,” “market value,” 
and “true value” to be synonymous. 
Taxable 
assessed 
value 
is 
that 
percentage of true value established by each 
county board of taxation. All 21 counties in 
New Jersey have chosen 100%. 
 
*Qualified Farmland is assessed on its 
productivity and agricultural use rather than 
market value for any other purpose. 
 
TRUE MARKET VALUE 
 
“Market value” may be defined as, 
“The most probable price in terms of cash or 
cash equivalency which a property will bring in 
a competitive and open market under all 
conditions requisite to a fair sale, the buyer 
and 
seller, 
each 
acting 
prudently, 
knowledgeably and assuming the price is not 
affected by undue stimulus. Implicit in this 
definition is the consummation of a sale as of a 
specified date and the passing of title from 
seller to buyer under conditions whereby:  
 
Buyer and seller are typically motivated. 
 
Both 
parties 
are 
well 
informed 
or                
well advised, each acting in what he/she 
considers his/her own best interest. 
 
A reasonable time is allowed for exposure 
in the open market. 
 
Payment is made in cash or its equivalent. 
 
Financing, if any, is on terms generally 
available in the community at the specified 
date and typical for the property type in its 
locale. 
 
The 
price 
represents 
a 
normal 
consideration 
for 
the 
property 
sold 
unaffected by special financing amounts 
and/or terms, services, fees, costs or 
credits incurred in the transaction.” 
 
 
“Market price” means “the amount 
actually paid for a property in a particular 
transaction. The “actual price” one pays for a 
property on the market is not necessarily 
representative of that property’s “true value” in 
the real estate market. An individual sale may 
deviate from the “market norm” but numbers of 
comparable sales show patterns or trends in 
value. These value trends help to identify 
market value. Although market value can be 
subject to sudden fluctuations, in general “true 
value” for property tax assessment purposes 
must be fairly constant and measured by 
conditions which, over time, are regarded as 
stable.” Market or sale price, while a factor in 
determining the market value of a property, is 
only one consideration. 
 
TRENDS AND FACTORS 
 
In assessing real property for local tax 
purposes, all available evidences of value are 
taken into account. Trends and factors 
affecting property value which an assessor or 
appraiser consider are:  
 
The economy – purchasing power, wage 
levels, 
employment 
rates, 
inflation, 
recession, housing shortages/surpluses, 
construction costs for materials and labors, 
interest/mortgage rates; 
 
Government 
– 
public 
services 
as 
police/fire protection, zoning ordinances, 
building codes, taxes assessed;  
 
Environment, geography and location – 
weather conditions, soil types, waterways, 
the surrounding neighborhood, proximity to 
schools, churches, stores, transportation;  
 
Physical characteristics – of surrounding 
properties, comparable properties and the 
subject property in terms of construction 
quality, 
age, 
maintenance 
level, 
depreciation, architectural style, lot size or 
acreage. 
 
TAXABLE ASSESSED VALUE 
 
An assessment is an opinion of value 
by a licensed professional. All municipal 
assessors must pass a 6-hour certification 
exam in property appraisal and property tax 
administration. 
N.J.S.A. 54:4-35 requires the assessor 
to determine his taxable valuations of real 
property as of October 1 in each (pretax) 
year.  
 
The New Jersey Supreme Court has 
ruled that, “Each annual assessment of 
property for tax purposes is separate and 
distinct from the assessment for any other 
year.” 
 
COMMON LEVEL RANGE 
 
Despite the “true value” requirement of 
the law, the courts have ruled that no property 
may be assessed at a ratio to true value which 
is above the common level or average ratio of 
all assessments in a taxing district. A common 
level range is permitted and is calculated at 
15% above to 15% below the common level or 
average ratio. During an appeal, once the 
hearing body determines the true value, the 
taxable assessed value of the property is 
divided by its true value to develop the subject 
property ratio. If a property’s ratio of assessed 
value to true value falls outside the common 
level range, its assessment is adjusted by 
applying the average ratio to its true value. 
 
 
METHODS OF VALUING PROPERTY 
 
Various methods are available for 
appraising or valuing property. Selection of the 
proper method depends on the nature of the 
property and purpose for which the appraisal is 
made. In appraising real property for taxation, 
the appraisal must be made in accordance with 
the basis of real property value recognized by 
State law, as interpreted by the courts. 
Numerous judicial decisions recognize 
the validity of 3 methods for estimating 
property value for tax purposes. The cost of 
replacement, 
the 
market 
data 
or 
sales 
comparison, and the income approaches to 
value are used to estimate property value and 
are given appropriate weight.  
 
 
The 
Replacement 
Cost 
Approach 
(commonly used for new construction) 
estimates the cost of creating a building 
with the same or equivalent utility as a 
similarly developed property, as nearly as 
current prices and standards of material 
and design allow. An amount is deducted 
for wear and tear and age (depreciation.) 
This approach is based on cost per square 


foot as related to the quality of building 
materials and workmanship. The land 
value is added to the depreciated cost of 
buildings, structures and improvements to 
get the total property value. 
 
The 
Sales 
Comparison 
Approach 
attempts to find market value through a 
comparison of the subject property with 
similar properties which have been sold for 
a known sum of money. The number and 
size of rooms, quality of materials and 
workmanship, 
the 
property’s 
physical 
condition and location, and time of the sale 
are considered with this approach. 
 
The Income Approach analyzes the 
future income stream produced by a 
property to estimate the sum which might 
be invested to purchase the property in 
order to receive future benefits.  
Whenever possible, all three approaches 
should be used in the valuation of every 
property. However, one approach may be 
more relevant than another and have more 
weight in the valuation process. 
 
REVALUATION, 
REASSESSMENT 
AND 
COMPLIANCE PLANS 
 
The need for revaluation/reassessment 
may be shown by any evidence which 
indicates properties in a taxing district are not 
assessed at the same rate of true value.  
 
A revaluation/reassessment program 
tries to distribute the tax burden within a taxing 
district by appraising each property according 
to its true value and assessing it for taxation 
based on that true value. 
During a revaluation inspectors will 
take exterior measurements and photographs 
of all houses and structures. Inspectors will 
also determine the amount of living space, 
condition 
of 
kitchens 
and 
bathrooms, 
basements, foundations, etc. 
If 
assessment 
variations 
are 
substantial and without pattern or trends in 
value, a revaluation or reassessment of the 
entire taxing district might be the best remedy. 
If assessments in one part of the 
district are generally too high or low, the 
assessor may be able to adjust values to bring 
them in line with assessments on other 
property provided the adjustments are applied 
on an areawide basis via a compliance plan. 
This is assessment maintenance.  
An assessor is not allowed to reassess 
property based only on its recent sale. That is 
"spot assessing." The Supreme Court decision, 
Township of West Milford v. Gerald and 
Juanita Van Decker, affirmed: "The practice of 
reassessing properties solely because those 
properties have been sold in the previous year 
is unconstitutional because it shifts the tax 
burden to new owners in the municipality."  
While assessors are prohibited from 
singling 
out 
property 
for 
increased 
assessment, they have a statutory obligation to 
monitor all indicators of property value and to 
correct inequities in tax years other than years 
of 
districtwide 
revaluations/reassessments. 
Assessors must obtain prior approval for a 
revaluation, reassessment or compliance plan 
from the county tax board and/or the State 
Division of Taxation. 
 
ADDED ASSESSMENTS 
New construction, structural additions 
and improvements completed after October 1 
are valued and taxed under the Added 
Assessment Law. This way property which 
becomes assessable after October 1 does not 
avoid its fair share of the tax burden for the 
rest of the year. A new structure, or an addition 
to or alteration of an old structure, completed 
after January 1 and before October 1, is valued 
as of the first day of the month following 
completion. If the value when completed is 
greater than the assessed value placed on the 
structure on October 1 of the pretax year 
(partial assessment based on the value 
present at that time), an added assessment 
based on the difference must be made. The 
added assessment is prorated on the number 
of full months remaining in the tax year.  
Tax exempt properties which lose their 
exempt status are also subject to the Added 
Assessment Law.  
 
Added Assessments are payable on 
November 1 and become delinquent if not 
timely paid. 
 
OMITTED ASSESSMENTS 
Additional assessments which, through 
error, were not made at the proper time, may 
be placed on the tax rolls through the Omitted 
Assessment Laws. An omitted assessment can 
be made for the current year of discovery and 
one prior year. The Omitted Assessment Laws 
provide that in any year or in the next 
succeeding year, the county board of taxation 
or the municipal tax assessor respectively 
may, in accordance with the provisions of this 
act, assess any taxable property omitted from 
the tax rolls for the particular year. 
 
Omitted assessments are payable on 
November 1 and become delinquent if not 
timely paid. 
 
APPEALS 
 
Taxpayers who disagree with their 
property’s value have the right to appeal to 
their county tax board (or directly with the 
State Tax Court if the property is assessed for 
more than $1,000,000) on or before April 1* or 
45 days from the date the Assessment 
Notifications are mailed by the taxing district, 
whichever is later; or May 1 where a municipal-
wide 
revaluation 
or 
municipal-wide 
reassessment 
has 
been 
implemented 
(December 
1 
for 
added 
and 
omitted 
assessments.) The required appeal forms may 
be obtained from the County Board of 
Taxation. 
*Burlington, 
Gloucester, 
and 
Monmouth Counties follow an alternative 
assessment calendar and the tax appeal 
filing deadline is January 15. Residents 
may call their County Tax Board for more 
information: 
Burlington 
609-265-5056; 
Gloucester 
856-307-6445; 
Monmouth      
732-431-7404. 
HOW  
 
PROPERTY  
 
IS 
 
VALUED  
 
FOR  
 
PROPERTY TAX  
 
PURPOSES 
 
 
 
 
 
Division of Taxation 
Property Administration                               REV. 12/2020