The Fair Share Report
121 Third Ave
Mount Ephraim, NJ 08059
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 Mount Ephraim's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $267,795 – $364,542, 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 $316,590 home should be assessed near $177,765.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $3,665 below what the ratio math suggests (2.1%).
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%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 326 LIBERTY AVE | 2026-01 | $220,000 | 1,584 | 69.7% |
| 100 JEFFERSON AVE | 2025-01 | $320,000 | 1,728 | 52.3% |
| 420 WINTHROP AVE | 2025-12 | $315,000 | 1,680 | 53.1% |
| 51 REMINGTON AVE | 2025-10 | $364,900 | 1,806 | 45.5% |
| 117 FIFTH AVE | 2025-03 | $325,000 | 1,971 | 53.5% |
| 32 JAMES ST | 2025-05 | $450,000 | 1,813 | 44.8% |
| 46 CLEVELAND AVE | 2025-01 | $292,500 | 1,542 | 49.5% |
| 105 LINCOLN AVE | 2025-06 | $263,000 | 1,708 | 69.3% |
| 642 CHARLES ST | 2025-01 | $369,000 | 1,836 | 46.2% |
| 1120 MARKET ST | 2025-10 | $275,000 | 1,597 | 57.4% |
| 133 THIRD AVE | 2026-05 | $380,000 | 1,315 | 43.3% |
| 113 CENTRE AVE | 2025-04 | $252,500 | 1,630 | 43.6% |
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