The Fair Share Report
115 Third Ave
Mount Ephraim, NJ 08059
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 $232,902 – $397,458, from 12 comparable Mount Ephraim 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 Mount Ephraim assessments sit below market value — republished every October, applied town-wide. A $327,836 home should be assessed near $184,080.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $25,380 below what the ratio math suggests (13.8%).
Step 4 · The tax rate — same for every Mount Ephraim home
$2.621 Schools · 49% $0.961 County · 18% $1.766 Town · 33%
Step 5 · The bill
This home vs. every recent Mount Ephraim sale · assessed ÷ market
33%76%
Paying about right
This home's ratio lands inside Mount Ephraim'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 |
|---|---|---|---|---|
| 720 CEDAR AVE | 2026-03 | $295,000 | 1,384 | 55.3% |
| 239 JAMES ST | 2025-06 | $492,000 | 1,674 | 35.0% |
| 46 CLEVELAND AVE | 2025-01 | $292,500 | 1,542 | 49.5% |
| 41 W KINGS HWY | 2025-07 | $325,000 | 1,490 | 47.9% |
| 113 CENTRE AVE | 2025-04 | $252,500 | 1,630 | 43.6% |
| 44 LINCOLN AVE | 2026-05 | $220,000 | 1,337 | 66.6% |
| 23 LINCOLN AVE | 2025-08 | $310,000 | 1,321 | 44.2% |
| 129 JEFFERSON AVE | 2025-04 | $325,000 | 1,224 | 42.3% |
| 333 DAVIS AVE | 2025-05 | $360,000 | 1,490 | 39.9% |
| 16 BAIRD AVE | 2025-08 | $330,000 | 1,282 | 49.3% |
| 239 NORTHMONT AVE | 2025-11 | $309,000 | 1,307 | 45.5% |
| 326 LIBERTY AVE | 2026-01 | $220,000 | 1,584 | 69.7% |
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