The Fair Share Report
105 E Pine St
Audubon, NJ 08106
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 $232,683 – $384,652, from 12 comparable Audubon 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 Audubon assessments sit below market value — republished every October, applied town-wide. A $338,814 home should be assessed near $206,710.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $90,710 below what the ratio math suggests (43.9%).
Step 4 · The tax rate — same for every Audubon home
$2.266 Schools · 54% $0.840 County · 20% $1.093 Town · 26%
Step 5 · The bill
This home vs. every recent Audubon sale · assessed ÷ market
25%76%
Paying about right
This home's ratio lands inside Audubon'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 |
|---|---|---|---|---|
| 743 WILLITTS AVE | 2025-10 | $325,500 | 1,032 | 44.3% |
| 129 WYOMING AVE | 2025-07 | $268,000 | 1,074 | 60.8% |
| 219 LAFAYETTE RD | 2025-12 | $390,000 | 1,041 | 43.7% |
| 100 CHERRY ST | 2025-04 | $423,000 | 1,110 | 31.6% |
| 727 WILLITTS AVE | 2025-06 | $305,000 | 911 | 55.6% |
| 220 OAK ST | 2025-10 | $250,000 | 918 | 53.6% |
| 153 PRINCETON RD | 2026-06 | $364,900 | 1,012 | 45.8% |
| 210 CARLISLE RD | 2025-12 | $260,000 | 1,009 | 72.1% |
| 272 S DAVIS AVE | 2025-08 | $240,000 | 1,024 | 67.2% |
| 27 CENTRAL AVE | 2025-05 | $385,000 | 1,036 | 42.9% |
| 711 WILLITTS AVE | 2025-12 | $275,000 | 1,122 | 49.5% |
| 263 S HAVILAND AVE | 2025-05 | $160,000 | 1,042 | 105.3% |
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