Every inspector carries a letter of introduction AND a photo ID badge issued by the Manasquan Police Department. Ask to see both.
No badge? No entry. Inspectors will never ask for payment, banking, or personal financial information, and will only enter a home when an adult is present.
Any concerns at all — call the Manasquan Police Department at (732) 223-1000 before letting anyone in.
The exterior of every house and structure is measured and photographed.
The inspector confirms living area and the condition of kitchens, baths, basements & attics.
You'll get a card at your door with a number to call to schedule a convenient time. First visits are unannounced; visits happen days, evenings & weekends.
Inspectors do not set your assessment. Values are determined by the Tax Assessor and NJ-certified appraisers.
Inspectors are not looking for code, zoning, or permit violations — that is not their job. They collect only the information needed to value your property, and it goes only to the Tax Assessor.
If inspectors can't get inside, they must record an estimate — and an appeal of an estimated value will require an interior inspection eventually anyway. Letting them in now takes a few minutes and saves you time and hassle later.
A note from Mayor Mike Mangan: "We're asking every homeowner in Manasquan to open their door to an inspector. So it's only fair I go first. Below is my actual 2025 tax bill — my home happens to sit right around the Borough average, so it's a good example of how this works for all of us. Assessments and taxes are public record for every property in New Jersey, mine included."
What the ratio is: every year, the NJ Division of Taxation compares the actual sale prices of Manasquan properties that sold against their assessed values. The average of those comparisons becomes the official "average ratio" (the Director's Ratio), certified each October for every town in the State. For 2026, Manasquan's ratio is 50.30% — meaning the typical Manasquan property is assessed at about half of what it would actually sell for, because assessments were last set to market more than a decade ago and prices have roughly doubled since.
But 50.30% is only an average. Some properties sit well above it, some well below — which means the tax burden has quietly drifted out of balance between neighbors. The reassessment resets every property to 100% of today's value so everyone's share is measured by the same yardstick.
And no — a doubled assessment does not mean a doubled bill. When the town's total value rises, the tax rate falls correspondingly. The reassessment does not raise one extra dollar for the Borough, the schools, or the County. Whether your individual bill rises, falls, or stays flat depends only on how your value changed relative to everyone else's.
Of every dollar on a Manasquan tax bill, only about 23 cents stays with the Borough to fund local services — police, public works, beaches, and everything else Borough government does. The rest passes through to the school district, Monmouth County, and the fire district.
Yet under New Jersey law, it's the municipality that must run the entire assessment and collection function — including this reassessment — on behalf of all of them. Your Borough is doing this work in-house, with its own Tax Assessor's staff, because the law requires it and because fair, accurate values protect every Manasquan taxpayer.
Have a question about your inspection, your assessment, or the process? Email the Tax Assessor's office directly — and so everyone stays accountable, your message is automatically copied to the Mayor and the Borough Administrator's office.
Or call Borough Hall at (732) 223-0544 and ask for the Tax Assessor's office.