The Fair Share Report
149 Beach Ave
Middle, NJ 08075
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 Middle's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $216,226 – $357,618, from 12 comparable Middle 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 Middle assessments sit below market value — republished every October, applied town-wide. A $293,264 home should be assessed near $187,953.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $24,547 above what the ratio math suggests (13.1%).
Step 4 · The tax rate — same for every Middle home
$1.150 Schools · 55% $0.309 County · 15% $0.623 Town · 30%
Step 5 · The bill
This home vs. every recent Middle sale · assessed ÷ market
39%104%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 308 HAND AVE | 2025-09 | $250,000 | 1,071 | 74.4% |
| 204 HIRST AVE | 2026-03 | $220,000 | 1,118 | 74.4% |
| 5 LINDEN COVE | 2026-06 | $350,000 | 1,118 | 41.0% |
| 125 LEHIGH AVE | 2026-05 | $412,000 | 1,148 | 47.0% |
| 227 RTE 47 S | 2025-12 | $217,000 | 1,008 | 83.9% |
| 16 VIRGINIA AVE | 2025-06 | $150,000 | 1,091 | 128.3% |
| 81 INDIAN TRAIL | 2025-09 | $280,000 | 1,080 | 62.1% |
| 124 BUCKNELL AVE | 2025-06 | $325,000 | 924 | 47.5% |
| 51 REEDS BEACH RD | 2025-06 | $335,000 | 1,032 | 71.5% |
| 7 BROOKS AVE | 2025-07 | $250,000 | 1,024 | 76.0% |
| 203 VERMONT AVE | 2025-06 | $365,000 | 1,328 | 59.5% |
| 1134 GOLF CLUB RD | 2025-02 | $375,000 | 1,008 | 55.4% |
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