The Fair Share Report
16 Second Ave
Mount Ephraim, NJ 08059
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 $185,811 – $211,667, from 12 comparable Mount Ephraim sales in the past 18 months, at this home's 600 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Mount Ephraim assessments sit below market value — republished every October, applied town-wide. A $204,491 home should be assessed near $114,822.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $8,522 below what the ratio math suggests (7.4%).
Step 4 · The tax rate — same for every Mount Ephraim home
$2.621 Schools · 49% $0.961 County · 18% $1.766 Town · 33%
Step 5 · The bill
This home vs. every recent Mount Ephraim sale · assessed ÷ market
33%76%
Paying about right
This home's ratio lands inside Mount Ephraim'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 |
|---|---|---|---|---|
| 51 JEFFERSON AVE | 2026-02 | $235,000 | 648 | 43.3% |
| 306 BAIRD AVE | 2026-02 | $165,250 | 686 | 59.8% |
| 202 SIXTH AVE | 2025-02 | $379,000 | 774 | 31.0% |
| 143 BAIRD AVE | 2025-12 | $250,000 | 719 | 41.5% |
| 128 ROOSEVELT AVE | 2025-06 | $254,000 | 720 | 44.6% |
| 121 ROOSEVELT AVE | 2025-08 | $258,000 | 757 | 43.5% |
| 607 WINTHROP AVE | 2025-08 | $270,000 | 841 | 40.7% |
| 515 GARFIELD AVE | 2025-09 | $220,000 | 894 | 52.0% |
| 15 E BUCKINGHAM AVE | 2025-05 | $305,000 | 883 | 45.7% |
| 38 SARTORI AVE | 2025-11 | $250,000 | 807 | 51.7% |
| 112 MT EPHRAIM AVE | 2026-03 | $261,000 | 864 | 47.1% |
| 307 LINWOOD AVE | 2025-10 | $204,500 | 598 | 22.0% |
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