The Fair Share Report
183 13th St
Avalon, NJ 08053
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 $1,996,003 – $2,693,977, 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 $2,292,809 home should be assessed near $1,244,537.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $6,263 above what the ratio math suggests (0.5%).
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%70%
Paying about right
This home's ratio lands inside Avalon'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 |
|---|---|---|---|---|
| 420 24TH STREET | 2026-04 | $2,297,500 | 2,153 | 34.1% |
| 118 28TH STREET | 2026-06 | $3,160,000 | 2,299 | 49.9% |
| 267 35TH STREET | 2025-06 | $1,950,000 | 2,191 | 44.4% |
| 256 42ND STREET | 2026-04 | $2,400,000 | 2,239 | 60.9% |
| 364 41ST STREET | 2025-07 | $1,900,000 | 1,952 | 41.2% |
| 315 79TH STREET | 2026-03 | $2,400,000 | 1,978 | 36.9% |
| 6801 OCEAN DRIVE | 2025-03 | $2,320,000 | 2,027 | 47.8% |
| 2026 SIXTH AVENUE | 2025-07 | $1,850,000 | 2,048 | 40.0% |
| 223 24TH STREET | 2025-07 | $2,650,000 | 2,294 | 45.3% |
| 367 21ST STREET | 2025-10 | $2,380,000 | 2,200 | 37.7% |
| 1838 DUNE DRIVE | 2026-06 | $2,800,000 | 1,959 | 39.2% |
| 212 25TH STREET | 2026-03 | $1,800,000 | 1,856 | 48.5% |
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