The Fair Share Report
17 Leonards Ln
Middle, NJ 08096
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 $431,674 – $514,665, from 12 comparable Middle 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 Middle assessments sit below market value — republished every October, applied town-wide. A $480,373 home should be assessed near $307,871.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $179,329 above what the ratio math suggests (58.2%).
Step 4 · The tax rate — same for every Middle home
$1.150 Schools · 55% $0.309 County · 15% $0.623 Town · 30%
Step 5 · The bill
This home vs. every recent Middle sale · assessed ÷ market
39%118%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (73.70%) — roughly $3,734/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1100 MILLMAN BLVD | 2025-02 | $455,000 | 1,444 | 47.8% |
| 25 N 12TH ST | 2025-08 | $444,900 | 1,584 | 50.8% |
| 20 WYNNDEMERE COURT | 2026-06 | $505,000 | 1,515 | 45.5% |
| 15 LEONARDS LANE | 2025-07 | $1,699,000 | 1,404 | 33.1% |
| 34 WYNNDEMERE COURT | 2025-03 | $415,000 | 1,501 | 56.6% |
| 14 W ATLANTIC AVE | 2026-05 | $465,000 | 1,436 | 52.0% |
| 24 S 5TH ST | 2025-01 | $450,000 | 1,632 | 47.6% |
| 40 WYNNDEMERE COURT | 2026-05 | $415,000 | 1,433 | 54.0% |
| 10 N 7TH ST | 2025-02 | $480,000 | 1,664 | 49.0% |
| 102 PINE AVE | 2025-05 | $478,000 | 1,344 | 53.0% |
| 600 VICK ST | 2026-02 | $445,000 | 1,504 | 51.7% |
| 29 FALKIRK DRIVE | 2025-06 | $515,000 | 1,636 | 45.8% |
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