Many Realtors in North Jersey Seem Misinformed about West Orange.... (Chatham: movers, lawyers)

[MaverickDD]

Originally Posted by Marc Paolella

So, for example, let's take a random price point, say $650,000. What are the property taxes likely to be for a home in some northern NJ towns? Millburn: $11,500. Summit: $10,200. Chatham: $9,300. West Orange: $21,500

Conclusion: Some people are not bothered by high property tax bills.
• Maybe it's due to perceived value?
• Maybe it's a peculiar sense of bragging rights?
• Maybe it's an embracement of a community social construct?
I haven't a clue what the answer is.

My perspective is similar to Marc's; that the level of taxation is absurd. That's why I chose to leave my first two homes, both located in West Orange, and why thirty years later I have no desire to return.

But here's the point that's missed: That was my choice. Others choose differently.

I can't understand how someone can choose to subject oneself to that level of taxation, but that doesn't make their choice wrong. Wrong for me? Yes! Wrong for others? No.

So best wishes to the good people of West Orange who think differently than me. And please stay there instead of moving to my lower-tax town because your high-tax ways will disrupt our community's low-tax values! And I will do likewise, avoiding West Orange, to not disrupt your higher-tax values.

Bradykp; nice website link. I was unaware of the Tree Top Adventure Course. That's something my kids might enjoy. http://www.turtlebackzoo.org/tbzoo/n...ws&article=553
But when I clicked on the link, it takes me to the Turtle Back Zoo website, and the connection timed out.

[pinkydapimp]

Originally Posted by Marc Paolella

So, for example, let's take a random price point, say $650,000. What are the property taxes likely to be for a home in some northern NJ towns? Millburn: $11,500. Summit: $10,200. Chatham: $9,300.

West Orange: $21,500

This comparison doesnt work because you get much more house in West orange. For a house in West orange that you pay say 550k for(i saw a huge house that was 3500 sq ft with an in law suite, etc), that would run over 1M in some of those towns you listed. Then, taxes and overall cost would be way higher.

Shoot, i looked in summit, houses at ~650k were like 1400sq ft.

You need to look at the entire picture.

[jaymoney]

The real question is what the inventory is like in West Orange. If there's a ton of empty houses the citizens there are obviously unhappy about paying high taxes.

If not, well, it's their call. They bought the house, they continue to live in it, they continue to pay the taxes because they feel like it's worth their money. As a realtors like to say, what the sellers are willing to pay is what the house is worth, so conversely, what the taxpayers are willing to not move away from is what they're willing to pay.

[Marc Paolella]

Originally Posted by pinkydapimp

This comparison doesnt work because you get much more house in West orange. For a house in West orange that you pay say 550k for(i saw a huge house that was 3500 sq ft with an in law suite, etc), that would run over 1M in some of those towns you listed. Then, taxes and overall cost would be way higher.

Shoot, i looked in summit, houses at ~650k were like 1400sq ft.

Property taxes are ad valorem, based on the value. That takes everything into account. So yes, in Chatham you get a smaller house, but you get better commuting, infinitely more prestige, higher class people around you to live with, better resale value, prime schools, a better downtown, etc. It all comes out in the wash. Bottom line, lower property taxes is more money in your budget, and less money in the budget of irresponsible selfish collectivistic bureaucrats. I'd rather keep the money I earn and own and decide the best way to spend it. And so should any rational person.

[Kthnry]

Originally Posted by Marc Paolella

Property taxes are ad valorem, based on the value. That takes everything into account. So yes, in Chatham you get a smaller house, but you get better commuting, infinitely more prestige, higher class people around you to live with, better resale value, prime schools, a better downtown, etc. It all comes out in the wash. Bottom line, lower property taxes is more money in your budget, and less money in the budget of irresponsible selfish collectivistic bureaucrats. I'd rather keep the money I earn and own and decide the best way to spend it. And so should any rational person.

Yet there are heated bidding wars and sharp price increases in the Essex county towns that you love to hate. Odd, isn't it?

[Marc Paolella]

Originally Posted by Kthnry

Yet there are heated bidding wars and sharp price increases in the Essex county towns that you love to hate. Odd, isn't it?

Not odd at all. Irrational behavior is VERY POPULAR nowadays. Or hadn't you noticed?

[nybbler]

Originally Posted by Marc Paolella

So, for example, let's take a random price point, say $650,000. What are the property taxes likely to be for a home in some northern NJ towns? Millburn: $11,500. Summit: $10,200. Chatham: $9,300.

West Orange: $21,500

Sure, but what kind of house is $650,000 going to buy you? In Millburn, you get a little 3BR colonial on a small lot. Summit, not much different, slightly bigger lot. In Chatham, a smaller lot. In West Orange you get a choice between 3000+ square foot new construction McMansions. Or a 3000 square foot house in Llewelyn Park.

[Marc Paolella]

Originally Posted by nybbler

Sure, but what kind of house is $650,000 going to buy you? In Millburn, you get a little 3BR colonial on a small lot. Summit, not much different, slightly bigger lot. In Chatham, a smaller lot. In West Orange you get a choice between 3000+ square foot new construction McMansions. Or a 3000 square foot house in Llewelyn Park.

Don't limit the analysis to the physical house. Buying real estate is way more than that. Location, commuting, average income, lot size, school quality, downtown quality, community activities and vibe, and much more. Basically if you have X dollars to spend on a home, and that home is in West Orange, the local government is going to spank you hard, every year, and take your money, lots of it, under penalty of law. Most other towns, especially outside Essex County, will punish you less. Less punishment is a good thing.

[Melland]

Originally Posted by pinkydapimp

This comparison doesnt work because you get much more house in West orange. For a house in West orange that you pay say 550k for(i saw a huge house that was 3500 sq ft with an in law suite, etc), that would run over 1M in some of those towns you listed. Then, taxes and overall cost would be way higher.

Shoot, i looked in summit, houses at ~650k were like 1400sq ft.

You need to look at the entire picture.

The question comes down to do you want to put more of your money toward the asset (the house) or towards the taxes. Other towns are more expensive.....but the gap closes quickly when you factor in taxes into the monthly bill.

We loved living in West Orange, but once our taxes started to approach 20K and the thought of private school entered the discussion....there was really only one decision for our family.

[Melland]

Originally Posted by clearlycanadian

@Melland why have the taxes increased so much in West Orange? I'm under the impression from your comment that this has happened in the past 10 years? Disappointing to hear as we love the area and have been looking at homes. I'm starting to seriously reconsider given the high taxes. Would like to pay 10 or 11K max (400-500k home) and it seems impossible in that area.

Thanks for the info!

There isn't one answer as to why the taxes keep going up......Lots of it is out of the local districts hands when it comes to schools....and lots of it has to do that there are no real checks and balances in WO. In my time living in WO I can not recall the Town Council ever voting down anything the mayor and his administration wanted. At worst it was a 4-1 vote......

If you choose the Gregory area you will like it....the homes and people are great....the elementary school is very good....but pay attention to the Middle Schools...and of course the taxes.