The Fair Share Report
113 Second Ave
Florence, NJ 08505
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.
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Step 1 · Market value
Likely range $117,386 – $168,261, from 12 comparable Florence sales in the past 18 months, at this home's 1,152 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Florence assessments sit below market value — republished every October, applied town-wide. A $133,200 home should be assessed near $103,097.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $26,403 above what the ratio math suggests (25.6%).
Step 4 · The tax rate — same for every Florence home
$1.817 Schools · 65% $0.407 County · 15% $0.565 Town · 20%
Step 5 · The bill
This home vs. every recent Florence sale · assessed ÷ market
47%116%
Paying about right
This home's ratio lands inside Florence'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 |
|---|---|---|---|---|
| 237 FIFTH AVE | 2025-11 | $105,000 | 1,184 | 107.0% |
| 117 SEVENTH AVE | 2025-01 | $140,000 | 1,152 | 91.7% |
| 810 SECOND ST WEST | 2025-04 | $125,000 | 1,092 | 83.4% |
| 223 FOURTH AVE | 2025-08 | $230,000 | 975 | 59.4% |
| 267 FIFTH AVE | 2026-05 | $285,000 | 1,011 | 44.2% |
| 26 SECOND ST WEST | 2025-04 | $170,000 | 1,536 | 79.7% |
| 110 FIFTH AVE | 2026-04 | $215,000 | 1,472 | 70.9% |
| 710 FIFTH STREET | 2025-08 | $260,000 | 974 | 94.2% |
| 118 SIXTH AVE | 2025-12 | $217,000 | 1,629 | 71.8% |
| 118 SIXTH AVE | 2025-11 | $127,500 | 1,629 | 122.3% |
| 6-5 FLORENCE TOLLGATE PL | 2025-10 | $111,000 | 960 | 49.5% |
| 40-3 FLORENCE TOLLGATE PL | 2025-08 | $100,000 | 960 | 55.0% |
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