Brick's Property Revaluation: What the County Ordered, What It Costs, and What Happens Before 2029

Brick Township is heading into a townwide property revaluation. Proposals for the work are due Nov. 10. So here's the question worth asking before the bids open: why did the county order this, what will it cost, will your tax bill go up, and when do you get a say?

What a revaluation is, and why the county ordered one in Brick

A revaluation is a townwide review in which a state-certified firm inspects every property and updates its assessed value to current market conditions. The goal under New Jersey's system is to redistribute the existing levy more fairly — not to raise the township's total tax take by itself.

The Ocean County Board of Taxation's revaluation list (as of Aug. 13, 2026) shows Brick as a pending revaluation. The state's average assessment-to-true-value ratio for Brick fell from 55.01% for tax year 2026 to 51.31% for tax year 2027. A Director's Ratio of 85% or less marks noncompliance with the true-value standard, according to the New Jersey Division of Taxation's revaluation brochure. County boards generally order a revaluation when that ratio falls below 85%, per Shorebeat (Sept. 23).

Brick last revalued in 2010 after a 2007 county order, Business Administrator Joanne Bergin told the council (Shorebeat). The new order requires completion by Nov. 1, 2028, with new assessments effective in 2029.

Timeline: bids, inspections, notices, 2029 bills

Brick's Opportunities To Bid page lists "Request for Proposals – Revaluation Services" and "Addendum #1 – Revaluation Services," with bid opening and reading on Nov. 10, 2026, at 11:00 a.m. Proposals are being solicited. As of this morning, no contract award and no bond ordinance introduction appear on the posted agendas and minutes.

Once a firm is hired and the work is done, it must mail each owner a notice of the new appraised value — usually after Nov. 10 and before Dec. 31 — with guidance on an informal hearing, per state revaluation materials. New assessments would then appear on 2029 tax bills. Any revaluation also needs state Division of Taxation approval.

The cost and how it's being paid for

According to Shorebeat (Sept. 23), Bergin said the process is expected to cost about $800,000 a year for four years, funded through a special bond separate from the township budget.

Separately, according to the Oct. 13, 2026, council minutes, Councilman Gregory Cohen said the township cannot afford $4 million. Different speakers, different days; we are not reconciling the figures here.

Still open: whether a contract has been awarded, what the final price will be, and whether a bond ordinance has been introduced. Oct. 27 council minutes are still not posted (the list ends at Oct. 13), and the Nov. 10 council agenda is not yet posted.

Will my taxes go up? How redistribution works

A revaluation redistributes the levy. It does not, by itself, raise total township taxes. Some bills go up, some go down, and some stay about the same, depending on how a property's new assessment compares with others.

Shorebeat described a common assessors' "rule of thirds" — about a third of bills rise, a third fall, and a third stay about the same — as a general rule of thumb, not a Brick prediction.

What council members and residents have said

According to the Oct. 13, 2026, council minutes:

• Council Vice President Derrick Ambrosino said the reval was "imposed on us by the County" and "does not generate more taxes."
• Councilman Cohen said the township cannot afford $4 million, that resident Larry Reid was "dead on about this reval," and that he had asked whether the township sought to defer the order and it had not.
• Residents Joe Lamb and Larry Reid spoke about the revaluation; Reid urged seeking an extension and cited the cost.

On Sept. 23, Shorebeat reported that the council had voted unanimously to solicit bids for revaluation services.

How to follow it and when you can speak or appeal

Watch the township's council agendas and minutes for the contract award and any bond ordinance. Bond ordinances follow the same introduction-and-hearing path as other ordinances — see how a Brick Township ordinance becomes law. That hearing is your guaranteed chance to speak on the financing.

When you get a notice of your new value, use the informal hearing instructions on it. In a revaluation year, the formal appeal deadline at the Ocean County Board of Taxation is May 1 instead of April 1, per the state brochure and county tax board. That is not legal advice; check the Ocean County Board of Taxation for current forms.

Brick First

Team Brick, a local Republican reform movement, believes the revaluation needs to happen. Residents deserve assessments that match today's values, plus a clear paper trail on cost, timing, and appeals — the same standard we laid out in What Fiscal Responsibility Should Mean in Local Government.

Watch the Nov. 10 bid opening, read the minutes when they post, and keep the county tax board page bookmarked. Is a fair assessment system, done in the open, good for the people of Brick? Always.

Sources: Brick Township Opportunities To Bid page; Brick Township Council Meeting Minutes, Oct. 13, 2026; Shorebeat, "County Orders Brick to Prepare for Property Revaluation," Sept. 23, 2026; Ocean County Board of Taxation Summary of Revaluation and Reassessment Programs (as of Aug. 13, 2026); NJ Division of Taxation Chapter 123 average ratios (tax years 2026 and 2027); NJ Division of Taxation revaluation brochure and revaluation PDF (all checked Nov. 5, 2026, morning).