The Fair Share Report
104 Second Ave
Mount Ephraim, NJ 08059
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 $147,793 – $319,029, from 12 comparable Mount Ephraim 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 Mount Ephraim assessments sit below market value — republished every October, applied town-wide. A $283,772 home should be assessed near $159,338.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $38,238 below what the ratio math suggests (24.0%).
Step 4 · The tax rate — same for every Mount Ephraim home
$2.621 Schools · 49% $0.961 County · 18% $1.766 Town · 33%
This home's own bill implies $5.143 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Mount Ephraim sale · assessed ÷ market
33%87%
Paying about right
This home's ratio lands inside Mount Ephraim'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 |
|---|---|---|---|---|
| 248 JAMES ST | 2026-04 | $335,000 | 1,084 | 37.9% |
| 248 JAMES ST | 2025-07 | $150,000 | 1,084 | 84.7% |
| 28 JEFFERSON AVE | 2025-10 | $220,000 | 1,090 | 55.5% |
| 850 MARKET ST | 2025-09 | $192,500 | 1,160 | 67.9% |
| 850 MARKET ST | 2025-09 | $155,000 | 1,160 | 84.3% |
| 225 FOURTH AVE | 2025-07 | $360,000 | 1,214 | 37.3% |
| 607 WINTHROP AVE | 2025-08 | $270,000 | 841 | 40.7% |
| 52 S OAK AVE | 2025-05 | $337,000 | 1,168 | 42.7% |
| 515 GARFIELD AVE | 2025-09 | $220,000 | 894 | 52.0% |
| 902 W KINGS HWY | 2025-10 | $340,000 | 1,150 | 44.0% |
| 337 GRANT AVE | 2025-01 | $345,000 | 1,234 | 41.2% |
| 49 E BUCKINGHAM AVE | 2026-02 | $205,000 | 1,107 | 63.6% |
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