The Fair Share Report
100 Vail St
Middlesex, NJ 07059
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 $393,790 – $572,079, from 12 comparable Middlesex 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 Middlesex assessments sit below market value — republished every October, applied town-wide. A $533,252 home should be assessed near $520,027.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $44,327 below what the ratio math suggests (8.5%).
Step 4 · The tax rate — same for every Middlesex home
$1.137 Schools · 54% $0.340 County · 16% $0.643 Town · 30%
Step 5 · The bill
This home vs. every recent Middlesex sale · assessed ÷ market
77%126%
Paying about right
This home's ratio lands inside Middlesex'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 |
|---|---|---|---|---|
| 544 EDGEWORTH ST | 2026-04 | $615,000 | 1,536 | 77.9% |
| 202 RUNYON AVE | 2025-04 | $489,900 | 1,800 | 95.6% |
| 531 CHESTNUT ST | 2026-03 | $540,000 | 1,512 | 108.7% |
| 11 BIRCHWOOD CT | 2026-02 | $380,000 | 1,694 | 115.9% |
| 241 COOK AVE | 2026-03 | $555,000 | 1,522 | 97.3% |
| 115 STOUT AVE | 2025-02 | $576,900 | 1,540 | 91.0% |
| 122 OSCEOLA AVE | 2025-06 | $585,000 | 1,456 | 98.2% |
| 506 MELROSE AVE | 2026-02 | $562,500 | 1,568 | 101.7% |
| 580 BOUND BROOK RD | 2025-03 | $361,000 | 1,452 | 106.6% |
| 13 ORCHARD RD | 2025-04 | $400,000 | 1,449 | 121.3% |
| 13 PARK PL | 2025-02 | $505,000 | 1,430 | 81.8% |
| 326 MELROSE AVE | 2026-06 | $420,000 | 1,428 | 109.3% |
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