The Fair Share Report
16 E 14th St
Avalon, NJ 08033
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 $1,818,692 – $3,170,316, 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 $2,527,716 home should be assessed near $1,372,044.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $654,856 above what the ratio math suggests (47.7%).
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
32%117%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (62.42%) — roughly $3,975/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 181 7TH STREET | 2026-06 | $2,800,000 | 1,886 | 52.3% |
| 304 78TH ST C-A | 2025-12 | $1,795,000 | 1,920 | 43.8% |
| 305 78TH ST C-A | 2025-10 | $1,850,000 | 1,872 | 39.7% |
| 175 12TH STREET | 2025-11 | $1,950,000 | 2,016 | 58.1% |
| 353 39TH ST C-W | 2025-09 | $2,400,000 | 1,804 | 49.8% |
| 2928 OCEAN DR C-N | 2026-05 | $2,100,000 | 2,002 | 54.3% |
| 36 W 24TH STREET | 2026-01 | $2,700,000 | 1,703 | 45.1% |
| 150 64TH STREET | 2026-03 | $8,425,000 | 2,092 | 79.3% |
| 170 77TH STREET | 2025-05 | $3,700,000 | 2,112 | 61.3% |
| 237 63RD STREET | 2026-04 | $3,000,000 | 1,761 | 47.2% |
| 234 33RD STREET | 2025-10 | $2,050,000 | 1,872 | 45.5% |
| 10 MARINE WAY | 2026-01 | $1,830,000 | 1,691 | 44.2% |
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