The Fair Share Report
11 Cherry St
Oldmans, NJ 08085
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Oldmans's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $105,000 – $293,480, from 5 comparable Oldmans sales in the past 18 months.
Step 2 · The Director's Ratio
The state's official measure of how far Oldmans assessments sit below market value — republished every October, applied town-wide. A $120,000 home should be assessed near $96,828.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $34,072 above what the ratio math suggests (35.2%).
Step 4 · The tax rate — same for every Oldmans home
$1.223 Schools · 45% $1.279 County · 47% $0.197 Town · 7%
Step 5 · The bill
This home vs. every recent Oldmans sale · assessed ÷ market
39%130%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 48 S RAILROAD AVE | 2025-06 | $107,500 | 1,010 | 163.3% |
| 34 MAIN ST AUBURN | 2025-12 | $293,480 | 2,134 | 60.9% |
| 33 N RAILROAD AVE | 2026-03 | $105,000 | 1,310 | 117.4% |
| 52 NEW RD | 2025-06 | $320,000 | 1,683 | 79.8% |
| 19 DONNA DR | 2025-03 | $120,000 | 1,131 | 108.8% |
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