The Fair Share Report
11 Ruby Ct
Washington, NJ 07676
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.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (72.88%) — roughly $7,983/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $661,472 – $872,216, from 12 comparable Washington 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 Washington assessments sit below market value — republished every October, applied town-wide. A $804,933 home should be assessed near $510,086.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $279,314 above what the ratio math suggests (54.8%).
Step 4 · The tax rate — same for every Washington home
$1.780 Schools · 62% $0.343 County · 12% $0.735 Town · 26%
This home's own bill implies $1.921 per $100 — well off the general rate. That usually means the town revalued since the last bill.
Step 5 · The bill
This home vs. every recent Washington sale · assessed ÷ market
76%125%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 412 COOLIDGE AVE | 2026-01 | $820,000 | 1,825 | 93.7% |
| 301 S CHESTNUT ST | 2026-02 | $850,000 | 1,692 | 86.0% |
| 244 DEVON RD | 2026-01 | $860,000 | 1,812 | 89.5% |
| 460 MAPLE AVE | 2026-03 | $850,000 | 1,717 | 83.0% |
| 665 CALVIN ST | 2026-02 | $750,000 | 1,652 | 89.4% |
| 311 WALNUT ST | 2025-03 | $536,000 | 1,744 | 100.6% |
| 398 FERN ST | 2026-05 | $737,000 | 1,682 | 90.2% |
| 630 VALLEY CT | 2026-03 | $785,000 | 1,610 | 96.3% |
| 460 RIDGEWOOD RD | 2025-04 | $621,000 | 1,624 | 101.4% |
| 580 HOOVER AVE | 2025-02 | $760,000 | 2,000 | 97.5% |
| 692 PINE LAKE DR | 2026-04 | $926,000 | 1,914 | 85.9% |
| 295 MOUNTAIN AVE | 2025-03 | $750,000 | 2,026 | 100.9% |
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