Boro of Mountainside

Project Status (as of December 2, 2020)
By order of the Division of Taxation, the Borough of Mountainside must revalue all real estate for the 2020 Tax Year. The revaluation of all property, to ensure uniform and equitable assessments, is required by State Law. In complying with this order, the Township has entered into a contract with Appraisal Systems, Inc. to conduct the revaluation program

The revaluation of the Borough of Mountainside has been completed in accordance with the rules and regulations mandated by the State of New Jersey requiring all real property be appraised at its fair market value. We have made a complete analysis of all recent market data in order to accomplish this task and to determine the value of all properties as of October 1, 2020.

2021 Preliminary values will be mailed beginning the week of November 23, 2020.

As a result, the value of your property as expressed in your letter may or may not result in a tax increase or decrease. The actual property taxes for the 2021 tax year cannot be computed until the County, School and Municipal budgets are approved and the new 2021 tax rate is established in the summer of 2021. Please do not apply the 2020 tax rate to your new value. Since the aggregate value of the assessments in Mountainside has increased for use in the 2021 tax year as a result of the revaluation, the tax rate will be adjusted accordingly.

If you desire, you may speak with an Appraisal Systems Inc. representative to discuss any relevant information regarding your new 2021 assessed value as it relates to the market value of your property. Please note: due to Covid-19 all meetings will be telephone interviews. Meetings can be arranged by calling (201) 493-8530 Monday-Friday between the hours of 9:30 A.M and 4:00 P.M., within 10 business days of the receipt of this letter.

If you wish to request a copy of your property record card for your review, please email Please allow up to 72 hours to receive your property record card by email.

Thank you for your continued cooperation during the revaluation process.

Introductory Materials
Mountainside Introduction Letter (pdf file)
Mountainside Presentation (pdf file)

Tax Impact
Mountainside Tax Impact Study (pdf file)
Mountainside Tax Worksheet (pdf file)
Mountainside Tax Worksheet (xlsx file)

Neighborhood Map
Mountainside Preliminary NBHD Map (pdf file)

Sales Reports
List of 2019 - 2020 Sales (xlsx file)

Assessment Lists
Residential Assessments (xls file)

Definitions and Codes
Non Usable Sales Codes and Definitions (pdf file)
Property Record Card Explanation (pdf file)
Sample Property Record Card (pdf file)