The Fair Share Report
2 Delaware Ave
Middle, NJ 08251
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 $427,719 – $603,005, 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 $523,036 home should be assessed near $335,214.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $96,186 above what the ratio math suggests (28.7%).
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%106%
A touch high — worth watching
This home's ratio sits above most of Middle, but doesn't clear NJ's legal appeal line (73.70%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 30 LOCHALSH LANE | 2026-06 | $575,000 | 2,206 | 47.2% |
| 24 MARLYN DRIVE | 2026-04 | $375,000 | 2,147 | 74.6% |
| 614 DIAS CREEK RD | 2025-12 | $582,500 | 2,145 | 50.1% |
| 905 PENNSYLVANIA AVE | 2026-05 | $415,000 | 2,107 | 54.7% |
| 1 KIMBLE AVE | 2025-07 | $490,000 | 2,032 | 74.2% |
| 117 RUTLEDGE RD | 2025-10 | $482,500 | 2,355 | 65.2% |
| 12 2ND DRIVE | 2025-10 | $3,650,000 | 2,138 | 23.0% |
| 16 SAND CASTLE DRIVE | 2025-07 | $680,000 | 2,560 | 59.8% |
| 3 VICTORY DRIVE | 2025-06 | $455,000 | 2,186 | 62.1% |
| 115 RUTLEDGE RD | 2026-02 | $400,000 | 1,856 | 63.5% |
| 448 AVALON BLVD | 2026-05 | $1,425,000 | 2,534 | 49.0% |
| 2 S 15TH ST | 2025-05 | $540,000 | 2,604 | 54.6% |
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