The Fair Share Report
2 Ct Pl
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 $626,923 – $978,753, from 12 comparable Madison sales in the past 18 months, at this home's 1,304 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 $786,595 home should be assessed near $473,688.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $6,912 above what the ratio math suggests (1.5%).
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
41%82%
Paying about right
This home's ratio lands inside Madison'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 |
|---|---|---|---|---|
| 27 HOYT ST | 2025-03 | $881,000 | 1,384 | 52.5% |
| 63 SAMSON AVE | 2026-05 | $1,110,000 | 1,448 | 49.0% |
| 58 ELM ST | 2025-07 | $670,000 | 1,449 | 64.8% |
| 4 LYNWOOD PL | 2025-12 | $835,000 | 1,296 | 62.4% |
| 39 WAYNE BLVD | 2025-04 | $815,000 | 1,382 | 48.4% |
| 59 ALBRIGHT CIR | 2025-12 | $675,000 | 1,552 | 81.1% |
| 9 OVERHILL DR | 2025-10 | $1,040,000 | 1,196 | 48.8% |
| 9 NILES AVE | 2026-06 | $908,103 | 1,304 | 52.3% |
| 116 RIDGEDALE AVE | 2025-05 | $940,000 | 1,092 | 49.4% |
| 25 STATION RD | 2025-08 | $900,000 | 1,492 | 60.9% |
| 248 GREEN VILLAGE RD | 2025-08 | $604,000 | 1,158 | 56.0% |
| 29 PINE AVE | 2025-01 | $812,500 | 1,624 | 63.3% |
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