The Fair Share Report
1 Danforth Rd
Madison, NJ 07940
The town corrects for market drift once a year — but only on average. This report measures whether this house drifted with the herd or away from it.
This home's full record →Check another house →
Step 1 · Market value
Likely range $701,758 – $959,435, from 12 comparable Madison sales in the past 18 months (home size estimated from assessor data — range widened).
Step 2 · The Director's Ratio
The state's official measure of how far Madison assessments sit below market value — republished every October, applied town-wide. A $809,498 home should be assessed near $487,480.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $11,580 below what the ratio math suggests (2.4%).
Step 4 · The tax rate — same for every Madison home
$1.423 Schools · 63% $0.350 County · 16% $0.481 Town · 21%
Step 5 · The bill
This home vs. every recent Madison sale · assessed ÷ market
41%77%
Paying about right
This home's ratio lands inside Madison's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 14 SAYRE CT | 2025-07 | $730,000 | 1,690 | 65.6% |
| 29 PINE AVE | 2025-01 | $812,500 | 1,624 | 63.3% |
| 59 ALBRIGHT CIR | 2025-12 | $675,000 | 1,552 | 81.1% |
| 35 ROSEMONT AVE | 2025-02 | $835,000 | 1,656 | 52.1% |
| 58 ELM ST | 2025-07 | $670,000 | 1,449 | 64.8% |
| 51 ALBRIGHT CIR | 2026-05 | $1,300,000 | 1,732 | 42.2% |
| 210 CENTRAL AVE | 2026-01 | $775,000 | 1,612 | 63.9% |
| 37 SPRING GARDEN DR | 2025-08 | $700,000 | 1,672 | 58.7% |
| 8 PINE TREE TER | 2025-06 | $735,000 | 1,651 | 71.4% |
| 2 LEIGH DR | 2026-05 | $800,000 | 1,731 | 65.0% |
| 60 SHADYLAWN DR | 2025-03 | $911,000 | 1,606 | 47.4% |
| 55 VALLEY RD | 2025-05 | $1,110,000 | 1,718 | 50.1% |
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