The Fair Share Report
14 E Pine St
Audubon, NJ 08106
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 $382,799 – $513,884, from 12 comparable Audubon 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 Audubon assessments sit below market value — republished every October, applied town-wide. A $421,560 home should be assessed near $257,194.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $64,994 below what the ratio math suggests (25.3%).
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
32%76%
Paying about right
This home's ratio lands inside Audubon'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 |
|---|---|---|---|---|
| 215 W PINE ST | 2025-07 | $405,000 | 1,586 | 51.6% |
| 219 S LOGAN AVE | 2025-02 | $397,500 | 1,484 | 47.0% |
| 238 WASHINGTON TER | 2025-06 | $499,900 | 1,540 | 43.4% |
| 11 CENTRAL AVE | 2026-06 | $299,000 | 1,574 | 65.1% |
| 340 W GRAISBURY AVE | 2025-04 | $405,000 | 1,598 | 54.3% |
| 120 CEDARCROFT AVE | 2026-06 | $450,000 | 1,576 | 39.1% |
| 206 CHESTNUT ST | 2025-10 | $410,000 | 1,504 | 46.3% |
| 257 W GRAISBURY AVE | 2025-08 | $450,000 | 1,510 | 45.8% |
| 226 WASHINGTON TER | 2025-07 | $475,000 | 1,472 | 42.7% |
| 63 CENTRAL AVE | 2026-02 | $550,000 | 1,514 | 36.4% |
| 341 W GRAISBURY AVE | 2026-05 | $481,000 | 1,756 | 44.4% |
| 432 W PINE ST | 2025-10 | $300,000 | 1,350 | 64.9% |
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