The revaluation process, mandated by a court order, has resulted in a substantial increase in property valuations across West Orange, with overall property values soaring by 84%, equating to approximately $5 billion. Tax Assessor Jacob Nean explained that although the total property values have increased, this does not directly translate to higher tax revenue for the township due to state-imposed limitations on tax levy increases. However, many residents have reported significant hikes in their tax bills, with some seeing increases of up to $5,000. Nean clarified that the revaluation firm, PPA, used a cost approach methodology to assess properties, focusing on current market values and rebuilding costs. Approximately 40% of properties are expected to experience no change or a decrease in their tax bills.

The deadline for filing appeals with the Essex County Board of Taxation is May 1, 2025. Homeowners are encouraged to present comparable sales during the appeals process to illustrate discrepancies between their assessed values and actual market worth. The impact of the pandemic, which has driven up property values due to increased demand, was noted as a factor complicating the assessment landscape.

Concerns were also raised about the stability of these assessments should there be a downturn in the real estate market. The township assured that it remains vigilant and is prepared to conduct future revaluations if necessary. The council’s discussions also touched on the consistency of commercial property values, which have reportedly remained stable, preventing a shift in tax burden from commercial to residential properties.

Residents expressed dissatisfaction with the communication surrounding the revaluation process. One resident, Christa Senic, highlighted the confusion and lack of clarity in the reassessment letters received by homeowners. She criticized the methodology used in comparing properties across diverse neighborhoods with varying desirability factors. In response, Nean emphasized efforts to improve communication and outreach, noting that inspectors were instructed to carry proper identification and encourage homeowners to verify their identities during inspections.

The council meeting also addressed the implications of Payment in Lieu of Taxes (PILOT) agreements on tax collection. Revenue from PILOT agreements is included in the township’s budget but does not contribute to the property tax levy, leading to questions about its impact on overall tax dynamics. Another resident, Bill Rutherford, sought clarity on how PILOT payments affect the tax burden on residents.

Beyond the revaluation issues, the council focused on initiatives to revitalize the downtown area. Executive Director Megan Brill of the Downtown West Orange Alliance presented the organization’s budget for 2025, outlining funding sources and allocations aimed at enhancing community engagement and economic development. Brill discussed ongoing projects, such as the Washington Street improvement project, and plans for upcoming developments, including new apartment complexes and renovations to existing structures.

The meeting also explored the use of data analytics software, Placer, to track consumer behavior and enhance local business strategies. While some council members expressed concerns about privacy implications, the software is intended to aggregate data to inform marketing and business decisions, rather than track individual residents.

Environmental management was another key topic, with discussions on tree preservation amid infrastructure improvements and the management of local geese populations. The council deliberated on the balance between necessary tree removal for safety and infrastructure reasons and the environmental impact of such actions. Concerns were raised about the township’s reliance on external contractors for tree services and the potential benefits of establishing an in-house tree crew.

In legal matters, the council debated the selection and retention of legal counsel, with differing opinions on the performance and cost-effectiveness of current contractors. The council also voted on resolutions related to professional services agreements and discussed the need for a strategic approach to attorney appointments.