The Fair Share Report
142 Eighth Ave
Florence, NJ 08554
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 Florence's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $136,652 – $284,633, from 12 comparable Florence 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 Florence assessments sit below market value — republished every October, applied town-wide. A $158,061 home should be assessed near $122,339.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $20,561 above what the ratio math suggests (16.8%).
Step 4 · The tax rate — same for every Florence home
$1.817 Schools · 65% $0.407 County · 15% $0.565 Town · 20%
Step 5 · The bill
This home vs. every recent Florence sale · assessed ÷ market
45%110%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 117 SEVENTH AVE | 2025-01 | $140,000 | 1,152 | 91.7% |
| 237 FIFTH AVE | 2025-11 | $105,000 | 1,184 | 107.0% |
| 810 SECOND ST WEST | 2025-04 | $125,000 | 1,092 | 83.4% |
| 110 FIFTH AVE | 2026-04 | $215,000 | 1,472 | 70.9% |
| 26 SECOND ST WEST | 2025-04 | $170,000 | 1,536 | 79.7% |
| 623 THIRD ST WEST | 2025-04 | $180,000 | 1,444 | 79.1% |
| 113 SECOND AVE | 2025-08 | $170,000 | 1,152 | 76.2% |
| 267 FIFTH AVE | 2026-05 | $285,000 | 1,011 | 44.2% |
| 118 SIXTH AVE | 2025-12 | $217,000 | 1,629 | 71.8% |
| 118 SIXTH AVE | 2025-11 | $127,500 | 1,629 | 122.3% |
| 1000 THIRD ST WEST | 2025-05 | $180,000 | 1,752 | 76.9% |
| 223 FOURTH AVE | 2025-08 | $230,000 | 975 | 59.4% |
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