TAX WATCH — COVERAGE AUDIT — November 15, 2026 All 53 municipalities have 2021 and 2026 full tax-roll data. All 53 full real-property taxable totals reconcile exactly to published final totals in both years. 216,699 current residential parcel identities are searchable. 49/53 municipalities have verified 2026 billing schedules. 193,565 properties (89.32%) have comparisons. 23,134 are unavailable/excluded. This is not 100% comparison coverage. Rates and parcel history are separate completeness measures. Some new or materially changed properties cannot have a valid like-for-like 2021 comparison, even with complete records. EXCLUSIONS not_residential_2021: 2347 missing_history: 13811 changed_property: 762 unknown_scope: 319 assessment_conflict: 22 district_changed: 360 nonpositive_current: 67 unverified_rates: 5446 UNMAPPED SPECIAL CODES (counts can overlap) Aberdeen Township H83: 6 Aberdeen Township H82: 1 Aberdeen Township H71: 3 Aberdeen Township H81: 4 Aberdeen Township H72: 2 Aberdeen Township H86: 3 Aberdeen Township H74: 4 Highlands Borough H74: 171 Highlands Borough H81: 1 Highlands Borough H82: 3 Highlands Borough H73: 7 Highlands Borough H83: 1 Highlands Borough H72: 3 Highlands Borough H71: 11 Highlands Borough H85: 5 Highlands Borough H84: 1 Middletown Township H74: 1 Red Bank Borough S01: 11 Red Bank Borough S06: 1 Red Bank Borough S03: 1 Red Bank Borough S02: 1 Spring Lake Borough S03: 34 Union Beach Borough H74: 30 Union Beach Borough H73: 23 Union Beach Borough H81: 5 Union Beach Borough H82: 3 Union Beach Borough H86: 1 Union Beach Borough H83: 1 MUNICIPAL COVERAGE Code | Municipality | Searchable | Compared | Excluded | Rate status | Source 1301 | Aberdeen Township | 6534 | 6201 | 333 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1301 1302 | Allenhurst | 297 | 296 | 1 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1302 1303 | Allentown | 588 | 583 | 5 | verified | https://wipp.edmundsassoc.com/Wipp/?wippid=1303 1304 | Asbury Park City | 3575 | 2142 | 1433 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1304 1305 | Atlantic Highlands | 1653 | 1634 | 19 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1305 1306 | Avon-By-The-Sea | 1010 | 939 | 71 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1306 1307 | Belmar Borough | 2694 | 2185 | 509 | verified | https://wipp.edmundsassoc.com/Wipp/?wippid=1307 1308 | Bradley Beach Borough | 1936 | 1876 | 60 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1308 1309 | Brielle Borough | 1999 | 1934 | 65 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1309 1310 | Colts Neck Township | 3178 | 3092 | 86 | verified | https://storage.googleapis.com/juniper-media-library/495/2026/09/2026-Tax-Rate-Approved.pdf 1311 | Deal | 851 | 753 | 98 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1311 1312 | Eatontown Borough | 3096 | 2900 | 196 | verified | https://wipp.edmundsassoc.com/Wipp/?wippid=1312 1313 | Englishtown Borough | 611 | 482 | 129 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1313 1314 | Fair Haven | 2064 | 1785 | 279 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1314 1315 | Farmingdale | 373 | 372 | 1 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1315 1316 | Freehold Borough | 2984 | 2941 | 43 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1316 1317 | Freehold Township | 11666 | 11399 | 267 | verified | https://twp.freehold.nj.us/DocumentCenter/View/1645/Tax-Rate-and-Collection-History-PDF 1318 | Hazlet Township | 6342 | 6260 | 82 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1318 1319 | Highlands Borough | 2290 | 1063 | 1227 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1319 1320 | Holmdel Township | 5538 | 5478 | 60 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1320 1321 | Howell Township | 17905 | 15285 | 2620 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1321 1322 | Interlaken | 397 | 395 | 2 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1322 1323 | Keansburg Borough | 2949 | 0 | 2949 | unverified | https://www.co.monmouth.nj.us/page.aspx?ID=277 1324 | Keyport Borough | 2003 | 1727 | 276 | verified | https://keyportonline.com/government/water/ 1325 | Little Silver | 2335 | 1679 | 656 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1325 1326 | Loch Arbour | 134 | 132 | 2 | verified | https://wipp.edmundsassoc.com/Wipp/?wippid=1326 1327 | Long Branch City | 8653 | 8333 | 320 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1327 1328 | Manalapan Township | 14764 | 14115 | 649 | verified | https://mtnj.org/departments/tax_collector/ 1329 | Manasquan Borough | 2934 | 2786 | 148 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1329 1330 | Marlboro Township | 13561 | 12986 | 575 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1330 1331 | Matawan Borough | 2455 | 2428 | 27 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1331 1332 | Middletown Township | 23202 | 22154 | 1048 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1332 1333 | Millstone Township | 3129 | 3077 | 52 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1333 1334 | Monmouth Beach | 1990 | 919 | 1071 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1334 1335 | Neptune Township | 9770 | 9012 | 758 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1335 1336 | Neptune City | 1518 | 1485 | 33 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1336 1337 | Ocean Township | 8768 | 8034 | 734 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1337 1338 | Oceanport | 2257 | 2058 | 199 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1338 1339 | Red Bank Borough | 3403 | 2417 | 986 | verified | https://wipp.edmundsassoc.com/Wipp/?wippid=1339 1340 | Roosevelt | 305 | 0 | 305 | unverified | https://www.co.monmouth.nj.us/page.aspx?ID=277 1341 | Rumson | 2556 | 0 | 2556 | conflict | https://wipp.edmundsgovtech.cloud/home?wippId=1341 1342 | Sea Bright | 1086 | 416 | 670 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1342 1343 | Sea Girt | 1238 | 1138 | 100 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1343 1344 | Shrewsbury Borough | 1438 | 1432 | 6 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1344 1345 | Shrewsbury Township | 121 | 0 | 121 | unverified | https://www.co.monmouth.nj.us/page.aspx?ID=277 1346 | Lake Como | 934 | 900 | 34 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1346 1347 | Spring Lake Borough | 1917 | 1784 | 133 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1347 1348 | Spring Lake Heights | 2146 | 2087 | 59 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1348 1349 | Tinton Falls Borough | 7144 | 6812 | 332 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1349 1350 | Union Beach Borough | 2102 | 1910 | 192 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1350 1351 | Upper Freehold Township | 2185 | 2172 | 13 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1351 1352 | Wall Township | 9775 | 9312 | 463 | verified | https://wipp.edmundsgovtech.cloud/home?wippId=1352 1353 | West Long Branch | 2346 | 2265 | 81 | verified | https://wipp.edmundsassoc.com/Wipp/?wippid=1353 METHOD AND LIMITS Full residential tax bases, never the matched sample, determine the scenario. Each applicable scope preserves the home’s 2021 residential assessment share, applies the 2026 residential base and verified 2026 rate, then rounds the complete bill to cents. Current-minus-scenario is an allocation difference, not a causal measure of reassessment savings. Estimates exclude credits, relief, added/omitted assessments, account adjustments and other charges. No owner names, mailing addresses or payment information exported. Spring Lake Heights F01 is a retained code for a dissolved fire district, supported by the borough 2023 audit and absence of a separate levy in its 2026 billing schedule. Other unknown codes are not assumed zero. Rumson is withheld: borough finance page says 1.004 while WIPP components total 1.000. Keansburg, Roosevelt and Shrewsbury Township final rates could not be independently obtained. Roosevelt portal labels its rate estimated and assessor page says TBD. Keansburg payment form requires a user-supplied amount and is not a bill lookup. Shrewsbury Township provides collector contact details but no usable public bill lookup. Per-town JSON contains component-level rates and evidence notes. Original source sites were not changed.