The Fair Share Report
1317 E Blvd
Alpha, NJ 08865
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 $236,842 – $328,267, from 12 comparable Alpha sales in the past 18 months, at this home's 1,200 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Alpha assessments sit below market value — republished every October, applied town-wide. A $254,669 home should be assessed near $162,148.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $36,848 below what the ratio math suggests (22.7%).
Step 4 · The tax rate — same for every Alpha home
$1.754 Schools · 50% $0.758 County · 22% $0.973 Town · 28%
Step 5 · The bill
This home vs. every recent Alpha sale · assessed ÷ market
33%92%
Paying about right
This home's ratio lands inside Alpha'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 |
|---|---|---|---|---|
| 737 NORTH BOULEVARD | 2025-09 | $250,000 | 1,178 | 46.5% |
| 1133 EAST BOULEVARD | 2025-08 | $210,000 | 1,064 | 45.2% |
| 1127 EAST BOULEVARD | 2025-04 | $210,000 | 1,064 | 43.5% |
| 230 EAST CENTRAL AVENUE | 2025-06 | $310,000 | 1,104 | 46.9% |
| 782 HIGH STREET | 2025-06 | $345,000 | 1,586 | 68.2% |
| 968 HOBSON STREET | 2025-06 | $301,000 | 1,470 | 59.5% |
| 785-795 HOBSON STREET | 2025-06 | $417,000 | 1,472 | 39.5% |
| 1027 THIRD AVENUE | 2025-07 | $150,000 | 1,536 | 115.9% |
| 1175 SIXTH AVENUE | 2025-06 | $270,000 | 987 | 50.9% |
| 741 NORTH BOULEVARD | 2025-08 | $140,000 | 818 | 75.4% |
| 205 SOMERSET STREET | 2025-09 | $310,000 | 1,080 | 50.6% |
| 227 ELLEN STREET | 2025-06 | $336,000 | 1,066 | 47.3% |
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