The Fair Share Report
132 Ardsley Ave
Ewing, NJ 08046
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 $210,296 – $357,025, from 12 comparable Ewing 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 Ewing assessments sit below market value — republished every October, applied town-wide. A $315,221 home should be assessed near $199,220.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $51,120 below what the ratio math suggests (25.7%).
Step 4 · The tax rate — same for every Ewing home
$2.100 Schools · 52% $0.894 County · 22% $1.057 Town · 26%
Step 5 · The bill
This home vs. every recent Ewing sale · assessed ÷ market
36%78%
Paying about right
This home's ratio lands inside Ewing'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 |
|---|---|---|---|---|
| 442 VANNEST AVE | 2025-04 | $216,000 | 1,291 | 77.1% |
| 142 BROAD AVE | 2025-09 | $350,000 | 1,284 | 55.7% |
| 7 PENN CT | 2025-06 | $337,500 | 1,308 | 54.6% |
| 99 PENNWOOD DR | 2025-03 | $170,000 | 1,250 | 101.9% |
| 1236 PROSPECT ST | 2025-01 | $255,000 | 1,248 | 42.0% |
| 1003 TERRACE BLVD | 2025-01 | $242,000 | 1,212 | 79.6% |
| 33 PENNWOOD DR | 2025-07 | $385,000 | 1,178 | 41.9% |
| 44 LANNING ST | 2025-12 | $326,000 | 1,222 | 55.1% |
| 5 WHITE BEECH CT | 2025-07 | $435,000 | 1,396 | 53.0% |
| 208 HAZELHURST AVE | 2025-03 | $350,000 | 1,393 | 44.5% |
| 2305 COLUMBIA AVE | 2025-11 | $270,000 | 1,120 | 43.7% |
| 429 GREENWAY AVE | 2025-07 | $347,500 | 1,266 | 45.4% |
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