Re: Property Taxes: Mayor Healy vows to fight state-imposed school tax hike
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The Department of Education says that an additional $5-6 million is what the city will need to raise to fund schools. How? Most likely through a tax levy. Add the $15 million that the city is not contributing to the pension fund and we are at $20-21 million that we know the city would have to raise (taxes) THIS YEAR if it were to fully fund pensions and schools. Dont know much about city finances but those numbers concern me. How would a $20-21 million additional tax levy impact JC residents? What else is being underfunded that we do not know about? Is JC marching in the same direction as Hoboken and will someday be forced to increase taxes by 50% in one single year because it has not met its obligation to manage city finances effectively? If that happens before a citywide reval is done, would the impact of such an increase be fairly distributed? The following are actual tax records (rounded numbers): Resident 1: Purchased in 06, 2 family purchased for $530 with assessment of $55K and $3K tax bill. Resident 2: Purchased in 06, 2 bedroom condo purchased for $580K with assessment of $234K and a $13K tax bill. A 50% tax increase would mean that Resident 1 pays an additional $1,500 while Resident 2 pays an additional $6,500. For properties that have comparable market values this would be OUTRAGEOUS. Something wrong here and it should be addressed immediately. This is just the beginning....
Posted on: 2009/3/26 18:02
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Re: Property Taxes: Mayor Healy vows to fight state-imposed school tax hike
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Start with healy but it should not stop there, the entire council, previous mayors and council members who held office since the last reval...I could go on. healy inherited some of the mess but he is guilty of making things worse. Gambled. Time to pay.
Posted on: 2009/3/18 23:37
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Re: Property Taxes: Mayor Healy vows to fight state-imposed school tax hike
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Corzine has nothing to do with "forcing the city to raise taxes". He did not need to tell JC anything because all the city needed to do was to take a look at the formula's components to know what was coming.
The new school aid formula was used to determine school funding for the first time this year and now for the upcoming year. The writing was on the wall as soon as "property wealth" was introduced into the formula and JC should've seen this coming and prepared for it as the formula did not just appear one day, discussions were being held for some time before anything was finalized and although nothing was certain while changes were being discussed, "property wealth" was always on the table. FYI: I'd really like it if the Manzo, Healy, Fulop (whomever is guilty) hacks refrain from spaming the board with unwanted campaign literature and rhetoric.
Posted on: 2009/3/18 16:15
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Re: Property Taxes: Mayor Healy vows to fight state-imposed school tax hike
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State: JC, $10 is needed to pay for your schools. Based on your current property values you should be able to raise $8, we'll pay the remaining $2.
JC: State, $10 is needed to fund my schools. I can raise $5. State: Your current property values suggest you can raise $8. Your schools need $10. We are paying $2. Raise the rest on your own. JC: State is forcing me to raise taxes. And the 800 pound gorilla in the room is the city's ill-conceived tax policy (abatement heavy and many decade+ property valuations). This is just the beginning...
Posted on: 2009/3/18 14:34
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Re: Property Tax Appeal - Comparable Sales
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You can search for comps here:
http://tax1.co.monmouth.nj.us/cgi-bin ... ata&district=0801&mode=11 Just go to the site, enter county, city, etc..select advanced search and enter the date range, property type you are interested in. You can then take photos etc..and create a profile for each comp so that the tax board has as much info as you can get on the comps. Also, this brochure might be helpful: http://www.state.nj.us/treasury/taxation/pdf/lpt/ptappeal.pdf Find out what the ratio is for Jersey City for the tax year you are appealing and then calculate your ratio (formula is in the brochure). According to the brochure, if your ratio is 15 points above the citywide ratio they MUST adjust your assessment to the citywide ratio. If you are within 15 points they are not required to do anything. HOWEVER..if your ratio is below the citywide ratio and you appeal, I believe they are required to/or are permitted to adjust you upward. So be sure that your property is eligible for an appeal before you file. Ratios for Hudson County are here: http://www.hudsoncountytax.com/html/RatesRatios.aspx My guess is that the city is inundated with appeals this year, so Good luck.
Posted on: 2009/3/12 18:14
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Re: Plumbing blockage between house and street
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thanks K-Lo, Which plumber did you use? Would you reccomend them?
Posted on: 2009/3/6 17:53
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Plumbing blockage between house and street
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Need advice. From the basement, I can see stagnant water in the pipe that goes under the house. Pushed in another 3-4 feet..distance to ground level, and I am assuming where the pipes from the house connect to the lines leading to the sewers, and no blockage there. So it appears that the blockage is not inside my house but rather in the lines leading to the sewers.
Not sure if I should call a plumber or a city agency since the blockage is not really inside my house. Any advice/ideas?
Posted on: 2009/3/6 17:33
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Re: J.C. Council Meeting Enacts New Zone Parking Laws
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christine, If possible, I'd also like to get a copy of the ordinance.
Posted on: 2009/3/1 14:02
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Re: Gaughan's Legacy!
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Agreed. If you pay attention to quite a few recent posts you will notice a tone that sounds much like a political campaign. Good thing is that you can ignore the posts if you dont want to be bothered.
Posted on: 2009/2/11 20:20
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Re: Property tax bills not as bad as you think
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Yvonne, In my previous post I said that until the city deal with the inequities that already exist the city should not even be thinking about another tax. I agree that everyone should be contributing and that the burden should be shared fairly. I know nothing about public housing and rent control laws so I can't comment on that. However, an income tax may not be a silver bullet because most income tax structures have their own issues. For example..everyone living in the city has access to the same city services. If I make 200K and you make $1 million a year we both have access to the same services, regarless of income. Assuming a progressive tax structure or even a flat tax structure, why should you pay more to support city services than I do? Don't we have the same access to said services? A regressive tax structure would have lower income people paying a larger percentage of their income for city services than higher income people. Issues there also. Bottom line: All three of these tax structures have their own issues. Using income as a guide for how much each person should be paying for city services also has its own inequity issues. These are complex issues...but before the city even begins to think about adding another tax, it needs to rescind all abatements, then do a citywide reval of all property. Dont know how, but the Burden should be shared fairly. Guess I'll know it when/If I ever see it.
Posted on: 2009/2/4 17:05
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Re: Property tax bills not as bad as you think
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Property taxes are already high, no argument there. The fact that for some monthly property tax is over $1,000 while neighbors with properties that were purchased in the same tax year for twice what you paid and are at least twice the size of your BUT pay less than you do in property taxes is crazy. Can't compare Q3 (Aug) 2008 tax bills to Q1 (Feb) 2009 tax bill and use that to estimate how much your taxes will increase because if you look at the tax bills for all four quarters you will notice that Q1 (Feb) and Q2 (May) are usually higher than Q3 (Aug) and Q4 (Nov). Better to compare Q1 2008 to Q1 2009. Doing so, based on the estimates, it looks like a 3.4 percent increase over last year, for now cause no-one really knows what till happen to property taxes till the State passes the budget (deadline June 30) and the city knows what revenues it will get from the State. However, if you have some inside info from city hall which indicates things will no longer operate how they usually do and that we should brace for a massive tax increase, please share. Income taxes: Whether an income tax, property tax, headcount tax, or some combination of two or all three would be beneficial is extremely complex and I dont know enough to comment on whether creating a local income tax would be better than what we have now. But I do think that before the city even starts to think about adding another tax, it needs to rescind all abatements and include all land and homes in a city-wide revaluation. If the city is still not able to raise the revenue it needs after everyone is revalued and adjusting the tax rate to meet expenses then the city could start to discuss other sources of income. The city MUST deal with the inequities that exist before even thinking or talking about adding yet another tax.
Posted on: 2009/2/4 15:30
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Re: Think again before running that red light
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From what I hear, red light cameras decrease the number of people running red lights..which would result in lower revenues and lower instances of someone running a light and being hit by someone who had the green...but increase accidents that occur AT the light because drivers will slam brakes to avoid running the light and getting a ticket and motorists behind them will rear-end them because they had little notice.
In general, red light cameras just make motorists act in a way that is not natural to them..i.e. if I am inclined to speed up to catch a yellow, I will still speed up and make a last minute decision to stop when I get closer and realize that I will SURELY get a ticket if I run the light. Such actions increase the likelihood of being rear-ended, while decreasing the likelihood I will run a red light.
Posted on: 2009/2/2 17:20
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Re: Smoldering Fire?
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anyone else got a nose-full of stink (smelt like burning oil) while walking downtown this morning?
Posted on: 2009/2/2 14:51
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Re: Think again before running that red light
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ianmac,
so right on that one.
Posted on: 2009/2/2 14:49
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Re: Property tax bills not as bad as you think
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JJ really SUCKS, as I read an article which talked about a almost 30% tax (over last year) when the mayor announced he would be seeking re-election. Article did not explain anything. Don't remember who the reporter was, but after comparing my first quarter bill from last year to this one, I thought..this "reporter" should be fired. If anyone really paid attention to what JJ reports, it could have caused residents to beat down the doors of city hall.
JJ should report correctly or not at all.
Posted on: 2009/2/2 14:30
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Re: Downtown: One dead in shooting on Coles Street in Jersey City this morning
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Never been to that store, but this is really crazy. In broad daylight, on a busy street, across from a high school in downtown? Can't imagine what his family is going through right now.
Pray for him and his family and curse the souls of the people who did this.
Posted on: 2009/1/27 18:25
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Re: A Case Study in What's wrong with JC Real Estate:
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We'll see how next year goes. For now what I have is my own experience. After reading how hard some landlords were finding it to rent their places, I put maybe a 3-4 line ad on craigslist for a rental in mid-late december, no realtor, no luxury, no gimmicks. Two bedrooms, 900+ square feet, in the $1,500-$2,000 price range. I had two units, one a little larger than the other. They were gone in a week and that was after taking deposits from several people and choosing the tenants I wanted. Was I lucky? Maybe. Or maybe paying under $1,000 a month for 1/2 of a 900+ sf apartment in downtown jersey city is a good deal. For my sake, I hope I am right and you're wrong about how rentals like mine will be affected.
Posted on: 2009/1/26 20:31
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Re: 'SCARED TO COME TO MANHATTAN' - feels like a flashback to the 1980s
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Really not talking about food here, but even if I was, having chinese from someplace in the middle of Caldwell is def. not the same as venturing through Chinatown for eats. The culture that you experience by being in these ethnic neighborhoods cannot be diluted and exported to the burbs by a family or two moving there. Going to a polish restaurant every now and then does not provide the same experience as walking through or spending the day in a polish neighborhood. Notice that in my original post I said that being able to visit many parts of the world without leaving nyc was great, did not say being able to sample different kinds of food. Most people travel to experience culture, of which food is really a very small part.
Posted on: 2009/1/26 17:35
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Re: 'SCARED TO COME TO MANHATTAN' - feels like a flashback to the 1980s
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Not discounting JC or ethnic neighborhoods in Bronx, Queens, or Brooklyn but outside of Harlem, the Heights and Chinatown, the ethnic neighborhoods in manhattan have all but disappeared. It seems ethnicity continues to be pushed from manhattan to the other boroughs. More and more, working class people will only be able to visit manhattan while it continues to morph into a playground only for the wealthy.
Posted on: 2009/1/26 17:24
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Re: A Case Study in What's wrong with JC Real Estate:
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The rental market is diverse. I think that there may be an oversupply of higher priced rentals in the downtown market ($2,500+ two bedrooms for example), especially because some owners are renting condos and waiting out the market instead of selling at a loss. However lower priced rentals in downtown ($1,500 - $1,800 two bedrooms for example) will continue to be in demand without much concession from landlords simply because there are so few lower priced units in the downtown area.
Posted on: 2009/1/26 17:06
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Re: 'SCARED TO COME TO MANHATTAN' - feels like a flashback to the 1980s
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Not nostalgic for seedy Times Square but many of the ethnic neighborhoods are disappearing and being able to visit many parts of the world without leaving NYC has always been something that you could only experience here. As the distinctive neighborhoods disappear, so does the character of NYC.
Posted on: 2009/1/26 16:57
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Re: '09 Property Taxes now online
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No problem. Remember that the RATIO is key and for the most part all the county tax board cares about. So read the brochure carefully and find comps to best make your case.
Ratio is here: http://www.hudsoncountytax.com/html/RatesRatios.aspx Contact Hudson County Tax Board here: http://www.hudsoncountytax.com/html/TaxAppealFAQ.aspx P.S. A sliding real estate market is the perfect time to appeal, especially if you purchased in the past 5 years or so, you have no abatement AND your place was assessed when purchased.
Posted on: 2009/1/21 16:05
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Re: '09 Property Taxes now online
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Check out the following tax appeal brochure from the NJ Department of Treasury: http://www.state.nj.us/treasury/taxation/pdf/lpt/ptappeal.pdf Key is finding favorable comps, usually not that difficult considering that there is still a significant amount of property in JC that has not been assessed in ten years or more. However since there is a slowdown and fewer places are moving, you may find it a bit challenging. Find comps, take photos, gather as much info as you can find on the comps and file an appeal (appeal forms are available at city hall). Check here for comps: http://tax1.co.monmouth.nj.us/cgi-bin ... ata&district=0801&mode=11 Also check local real estate sights to see if they may have photographs of the interiors of your comps. After you file the appeal the tax assessor will talk to you if he wants to offer you an abatement. Note than an abatement expires after a certain number of years (I often hear 5 years) however a reduced assessment is until the next broadscale revaluation (don't know when that will happen).
Posted on: 2009/1/21 15:38
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'09 Property Taxes now online
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My Feb. '09 tax bill is a 3.7% percent increase over the Feb. '08 tax bill. High, considering many already have burdensome tax bills but not as high as the 49% Hoboken saw.
check your bill at: https://www.cityofjerseycity.com/WebTaxInquiry/AccountSearch.aspx
Posted on: 2009/1/21 14:37
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Re: JC Schools Report Card - Of Sorts - And It\'s AWFUL
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New Jersey's experience with NCLB is not unlike other states, many even more dire based on NCLB test results. This is no surprise as NCLB requirements without adequate funding to support them has been a complete failure. The federal government has never properly funded the program and as a result what could've been a very helpful tool to assess achievement is now a set of tests that are largely marginalized. At this point, most states probably only administer to tests because they cannot afford to lose funding.
Generally speaking, kids from educated households do better because learning continues after the child leaves school. Sadly in our society there is strong link between education level and socio-economic status. JC's population has historically been working class and poor. Considering all the challenges that come along with that in this society, it should be no surprise that kids (especially kids that are true products of the JC school system) struggle. Not talking about every single kid, but generally speaking educators know that a huge predictor of student success is parent educational level, socio-economic status and also, as someone else mentioned, whether the student belongs to a culture (family, neighborhood, or broader) which values education. Sad commentary: As more educated people move into JC, have children and decide to send them to public schools here, things will improve because they will refuse to accept the mediocrity that the district has become accustomed to dishing out. Educated parents will simply DEMAND better by being all over the administration and teachers. Generally speaking, evidence of this will be the divide that will exist between test scores from students who live downtown and students who live in areas outside of downtown in the coming years. In this country education and economics are joined at the hip. The poor generally get a poor educational experience while the affluent get a well rounded rich educational experience. A poor educational experience makes it more difficult to overcome poverty and all its trappings which is often likely to produce another generation of poor and poorly educated adults who are likely to continue the cycle when/if they have children.
Posted on: 2008/12/22 19:23
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Re: Lease Renewal Question
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you wont be kicking him off the lease. the current lease is up and you will be signing a new lease, by yourself, with the landlord. New terms, new lesee. all you need to tell the landlord is that he moved out (truth) and that you will renew on your own (truth).
If sublets are not allowed, you guys have already been taking a chance on the sublet so I see no reason to stop, UNLESS your previous roomie, who you are not friends with anymore, tells the landlord what you are doing after he finds out you swiped his extra dough. Dont think he has a legal argument though. But I really feel bad for the subleter, your roomie had him over a barrel and you could do the same if you wanted to.
Posted on: 2008/12/10 21:00
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Re: Hoboken's 47% Tax Rise Sparks Exodus Talk in Manhattan Option
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Thanks NNJR. Did not consider the different tax categories.
Also found this article which outlines what happened to cause such an increase and the cost associated with each government "screwup" this time around. http://www.nj.com/hobokennow/index.ss ... cil_followup_does_it.html BTW..considering the fact that Hoboken is right next door and not that different from Jersey City in the way of having lackluster governance, major new development, and a similar political culture scares the hell out of me. A 47% tax increase in one year???? WTF??? So according to the following article, the city could have applied to exceed the 4% cap. It didn't, basically requesting that the State come in to set the tax rate for them. State went in and uncovered all sorts of craziness. Result: 47% tax increase. http://www.nj.com/hobokennow/index.ss ... _to_state_come_on_in.html
Posted on: 2008/12/5 14:00
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Re: Hoboken's 47% Tax Rise Sparks Exodus Talk in Manhattan Option
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Exactly the reason I asked the question. Article says 47% and gives an example of a person whose taxes increased by some other number which begs the question of whether the 47% increase is in overall tax revenue or per taxpayer. If per taxpayer wouldn't each taxpayer's amount increase by the same percentage? And which is it 47% or 31%? If overall how did they determine each taxpayers percentage increase without a citywide reval or reassessment? Concerned for several reasons: 1) Can JC end up in the same situation? 2) The State law indicates a maximum increase of 4% per year so what circumstances made Hoboken taxpayers face an increase which basically makes the law useless to them? 3) Is JC heading down the same road, ie have similar circumstances? 4) If so, what are the clues to watch for so that I can start packing.
Posted on: 2008/12/3 14:17
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Re: Hoboken's 47% Tax Rise Sparks Exodus Talk in Manhattan Option
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From a Nov 12, 2008 Star Ledger article:
http://www.nj.com/news/index.ssf/2008 ... asked_for_tax_cap_ex.html "State lawmakers in 2007 imposed a 4 percent limit on the growth of any municipality's property tax collections, in an attempt to rein in fast-growing local tax bills..... The cap includes several exceptions including one that exempts $112 million in increased public employee pension costs from the levy cap......." Article does not outline the other exceptions...will dig a little more cause, assuming this is legal, I am having a hard time understanding what the hell could be outside the cap to require such a large increase, or whether in the event a state monitor is assigned the 4% rule goes through the window?
Posted on: 2008/12/2 17:49
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