The Fair Share Report
14 Pine Ave
Madison, NJ 07940
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 $783,987 – $1,303,421, from 12 comparable Madison 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 Madison assessments sit below market value — republished every October, applied town-wide. A $1,038,029 home should be assessed near $625,101.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $114,301 below what the ratio math suggests (18.3%).
Step 4 · The tax rate — same for every Madison home
$1.423 Schools · 63% $0.350 County · 16% $0.481 Town · 21%
Step 5 · The bill
This home vs. every recent Madison sale · assessed ÷ market
34%77%
Paying about right
This home's ratio lands inside Madison'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 |
|---|---|---|---|---|
| 34 CRESTVIEW AVE | 2025-04 | $1,350,000 | 1,828 | 50.4% |
| 47 BARNSDALE RD | 2025-07 | $1,415,000 | 1,636 | 48.6% |
| 41 SHERWOOD AVE | 2025-10 | $700,000 | 1,664 | 81.2% |
| 2 LEIGH DR | 2026-05 | $800,000 | 1,731 | 65.0% |
| 8 ANTHONY DR | 2025-12 | $1,100,000 | 1,876 | 48.1% |
| 7 CRESTVIEW AVE | 2025-07 | $1,500,000 | 2,136 | 50.7% |
| 1 NOE AVE | 2025-06 | $1,050,000 | 2,050 | 70.5% |
| 37 SPRING GARDEN DR | 2025-08 | $700,000 | 1,672 | 58.7% |
| 8 LORRAINE RD | 2025-12 | $775,000 | 1,674 | 71.1% |
| 20 CRESTVIEW AVE | 2025-05 | $1,331,000 | 2,213 | 52.0% |
| 60 WEST LN | 2026-03 | $1,300,000 | 2,243 | 61.6% |
| 51 ALBRIGHT CIR | 2026-05 | $1,300,000 | 1,732 | 42.2% |
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