The Fair Share Report
16 Cornell Ave
Downe, NJ 08021
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 $162,000 – $345,000, from 7 comparable Downe sales in the past 18 months.
Step 2 · The Director's Ratio
The state's official measure of how far Downe assessments sit below market value — republished every October, applied town-wide. A $164,500 home should be assessed near $128,968.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $15,268 below what the ratio math suggests (11.8%).
Step 4 · The tax rate — same for every Downe home
$1.454 Schools · 50% $1.070 County · 37% $0.407 Town · 14%
Step 5 · The bill
This home vs. every recent Downe sale · assessed ÷ market
28%107%
Paying about right
This home's ratio lands inside Downe'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 |
|---|---|---|---|---|
| 21 VASSAR AVE | 2026-06 | $162,000 | — | 52.0% |
| 227 NEW JERSEY AVE | 2025-06 | $175,000 | — | 67.3% |
| 212 NEW JERSEY AVE | 2026-03 | $345,000 | — | 57.5% |
| 98 DELAWARE AVE | 2026-05 | $475,000 | — | 32.8% |
| 102 GARRISON AVE | 2026-04 | $164,500 | — | 74.6% |
| 97 GARRISON AVE | 2026-03 | $135,000 | — | 80.3% |
| 208 PENNSYLVANIA AVE | 2025-05 | $180,000 | — | 82.8% |
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