The Fair Share Report
18 Pine Ave
Madison, NJ 07940
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 $1,352,942 – $1,850,467, from 12 comparable Madison sales in the past 18 months, at this home's 2,798 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Madison assessments sit below market value — republished every October, applied town-wide. A $1,632,082 home should be assessed near $982,840.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $345,340 below what the ratio math suggests (35.1%).
Step 4 · The tax rate — same for every Madison home
$1.423 Schools · 63% $0.350 County · 16% $0.481 Town · 21%
Step 5 · The bill
This home vs. every recent Madison sale · assessed ÷ market
29%77%
Keep quiet and enjoy it
This home's assessment ratio sits below the Madison pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 13 SOUTH ST | 2025-10 | $950,000 | 2,980 | 48.9% |
| 127 GREEN VILLAGE RD | 2026-06 | $1,782,500 | 2,830 | 46.8% |
| 127 GREEN VILLAGE RD | 2025-10 | $1,667,005 | 2,830 | 50.1% |
| 60 GREENWOOD AVE | 2026-03 | $1,400,000 | 2,690 | 42.4% |
| 68 KNOLLWOOD AVE | 2026-05 | $1,800,027 | 2,690 | 39.3% |
| 20 LOANTAKA WAY | 2025-04 | $1,450,000 | 2,282 | 46.3% |
| 73 BRITTIN ST | 2025-04 | $1,600,000 | 2,743 | 54.9% |
| 24 LOANTAKA WAY | 2026-03 | $1,650,000 | 2,319 | 38.7% |
| 152 LOANTAKA WAY | 2025-05 | $1,175,000 | 2,430 | 54.0% |
| 88 POMEROY RD | 2025-08 | $1,900,000 | 2,707 | 62.5% |
| 175 GREEN VILLAGE RD | 2026-03 | $1,310,000 | 2,325 | 53.3% |
| 17 WOODCLIFF DR | 2025-06 | $1,825,000 | 3,274 | 54.6% |
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