The Fair Share Report
1029 First Ave
Avalon, NJ 08034
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 $2,235,119 – $2,779,152, from 12 comparable Avalon 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 Avalon assessments sit below market value — republished every October, applied town-wide. A $2,549,845 home should be assessed near $1,384,056.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $446,544 above what the ratio math suggests (32.3%).
Step 4 · The tax rate — same for every Avalon home
$0.032 Schools · 5% $0.313 County · 52% $0.262 Town · 43%
Step 5 · The bill
This home vs. every recent Avalon sale · assessed ÷ market
32%87%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (62.42%) — roughly $2,711/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 118 28TH STREET | 2026-06 | $3,160,000 | 2,299 | 49.9% |
| 256 42ND STREET | 2026-04 | $2,400,000 | 2,239 | 60.9% |
| 606 22ND STREET | 2025-05 | $3,125,000 | 2,470 | 40.5% |
| 859 DUNE DRIVE | 2025-09 | $2,305,000 | 2,564 | 56.4% |
| 267 35TH STREET | 2025-06 | $1,950,000 | 2,191 | 44.4% |
| 420 24TH STREET | 2026-04 | $2,297,500 | 2,153 | 34.1% |
| 273 7TH STREET | 2025-11 | $2,600,000 | 2,320 | 43.3% |
| 128 16TH STREET | 2026-01 | $2,650,000 | 2,701 | 55.1% |
| 407 20TH STREET | 2025-10 | $3,200,000 | 2,401 | 48.2% |
| 259 24TH STREET | 2025-03 | $1,780,000 | 2,539 | 47.5% |
| 223 24TH STREET | 2025-07 | $2,650,000 | 2,294 | 45.3% |
| 141 8TH STREET | 2026-01 | $2,500,000 | 2,540 | 55.0% |
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