The Fair Share Report
114 E Pine St
Audubon, NJ 08108
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 Audubon's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $282,483 – $389,498, from 12 comparable Audubon sales in the past 18 months, at this home's 1,228 sq ft.
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 $364,563 home should be assessed near $222,420.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $35,820 below what the ratio math suggests (16.1%).
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
34%76%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 122 E PINE ST | 2025-07 | $385,000 | 1,250 | 47.0% |
| 208 E PINE ST | 2025-11 | $400,000 | 1,139 | 47.0% |
| 243 HAMPSHIRE AVE | 2025-12 | $361,000 | 1,216 | 41.5% |
| 346 W MERCHANT ST | 2026-06 | $290,000 | 1,262 | 64.9% |
| 328 MANSION AVE | 2025-04 | $360,000 | 1,135 | 51.5% |
| 568 W GRAISBURY AVE | 2025-04 | $481,000 | 1,224 | 53.8% |
| 219 LAFAYETTE RD | 2025-12 | $390,000 | 1,041 | 43.7% |
| 129 WYOMING AVE | 2025-07 | $268,000 | 1,074 | 60.8% |
| 218 WALNUT ST | 2026-04 | $340,000 | 1,372 | 47.1% |
| 102 CHERRY ST | 2025-10 | $257,500 | 1,257 | 57.7% |
| 452 AUDUBON AVE | 2026-06 | $375,000 | 1,250 | 55.0% |
| 561 W GRAISBURY AVE | 2025-02 | $265,000 | 1,152 | 74.7% |
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