The Fair Share Report
17 Adele Ct
Middletown, NJ 07701
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 $783,791 – $969,938, from 12 comparable Middletown 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 Middletown assessments sit below market value — republished every October, applied town-wide. A $879,124 home should be assessed near $864,618.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $169,282 above what the ratio math suggests (19.6%).
Step 4 · The tax rate — same for every Middletown home
$0.990 Schools · 61% $0.195 County · 12% $0.429 Town · 27%
This home's own bill implies $1.548 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Middletown sale · assessed ÷ market
81%137%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $2,732/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1 EAST POINT RD | 2026-03 | $1,150,000 | 2,206 | 82.3% |
| 16 SHEPHARD DR | 2025-01 | $922,000 | 2,160 | 96.0% |
| 90 TATUM DR | 2025-02 | $770,000 | 2,202 | 115.1% |
| 8 SCHELLY DR | 2026-04 | $852,000 | 2,136 | 94.6% |
| 43 TANGLEWOOD RD | 2025-05 | $878,000 | 2,208 | 96.7% |
| 123 PINE ST | 2025-03 | $900,000 | 2,132 | 105.7% |
| 8 NAVAHO WAY | 2025-04 | $880,000 | 2,264 | 96.8% |
| 509 NEWMAN SPRINGS RD | 2026-02 | $800,000 | 2,216 | 114.8% |
| 164 HEIGHTS TERR | 2026-04 | $825,000 | 2,300 | 105.5% |
| 99 IVY HILL RD | 2025-05 | $990,000 | 2,286 | 95.3% |
| 17 WINDING BROOK WAY | 2026-02 | $950,000 | 2,072 | 86.3% |
| 10 DANEMAR DR | 2025-04 | $755,000 | 2,080 | 98.8% |
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