The Fair Share Report
2 Beechcrop Ct
Delran, NJ 08054
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 $337,497 – $378,544, from 12 comparable Delran sales in the past 18 months, at this home's 1,516 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Delran assessments sit below market value — republished every October, applied town-wide. A $360,000 home should be assessed near $189,216.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $9,584 above what the ratio math suggests (5.1%).
Step 4 · The tax rate — same for every Delran home
$2.457 Schools · 64% $0.571 County · 15% $0.817 Town · 21%
Step 5 · The bill
This home vs. every recent Delran sale · assessed ÷ market
36%66%
Paying about right
This home's ratio lands inside Delran'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 |
|---|---|---|---|---|
| 9 DEWBERRY LANE | 2026-05 | $377,000 | 1,516 | 47.1% |
| 11 WOODRUSH COURT | 2025-08 | $378,750 | 1,516 | 47.6% |
| 13 PRIMROSE PLACE | 2025-10 | $360,000 | 1,516 | 49.4% |
| 12 TEABERRY LANE | 2026-02 | $504,000 | 1,662 | 43.8% |
| 118 SUBURBAN BLVD | 2025-05 | $275,000 | 1,589 | 51.5% |
| 9 PRIMROSE PLACE | 2025-06 | $342,500 | 1,476 | 47.7% |
| 16 WOODCREST LANE | 2025-04 | $300,000 | 1,476 | 54.9% |
| 10 WOODRUSH COURT | 2025-08 | $345,000 | 1,476 | 53.2% |
| 163 CASTLETON RD | 2025-11 | $415,000 | 1,662 | 49.9% |
| 156 CASTLETON RD | 2025-06 | $360,000 | 1,662 | 55.5% |
| 451 DORCHESTER DRIVE | 2025-04 | $370,000 | 1,662 | 55.3% |
| 445 DORCHESTER DRIVE | 2025-04 | $400,000 | 1,662 | 48.4% |
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