The Fair Share Report
151 22nd St
Avalon, NJ 08026
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 $944,987 – $2,497,647, from 12 comparable Avalon 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 Avalon assessments sit below market value — republished every October, applied town-wide. A $2,129,754 home should be assessed near $1,156,030.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $241,930 below what the ratio math suggests (20.9%).
Step 4 · The tax rate — same for every Avalon home
$0.032 Schools · 5% $0.313 County · 52% $0.262 Town · 43%
Step 5 · The bill
This home vs. every recent Avalon sale · assessed ÷ market
31%102%
Paying about right
This home's ratio lands inside Avalon'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 |
|---|---|---|---|---|
| 179 32ND STREET | 2025-06 | $2,000,000 | 1,341 | 45.0% |
| 55 W 22ND STREET | 2025-10 | $2,500,000 | 1,658 | 48.0% |
| 2248 AVALON AVE C-B | 2025-04 | $1,425,000 | 1,332 | 36.6% |
| 76 W 21ST STREET | 2026-02 | $2,699,000 | 1,716 | 49.4% |
| 169 59TH STREET | 2026-06 | $5,250,000 | 1,372 | 57.4% |
| 2988 FIRST AVENUE | 2026-02 | $2,935,407 | 1,568 | 34.1% |
| 1838 FIRST AVENUE | 2026-03 | $2,360,000 | 1,400 | 44.6% |
| 2010 SEVENTH AVENUE | 2025-04 | $1,100,000 | 1,440 | 55.8% |
| 274 52ND STREET | 2025-04 | $2,555,266 | 1,623 | 39.7% |
| 35 W 17TH STREET | 2025-06 | $2,700,000 | 1,224 | 44.4% |
| 285 14TH STREET | 2026-03 | $1,400,000 | 1,400 | 41.1% |
| 279 13TH STREET | 2026-01 | $1,200,000 | 1,432 | 48.5% |
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