The Fair Share Report
2 E Middlesex Ave
Harvey Cedars, NJ 07974
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.
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Step 1 · Market value
Likely range $2,515,699 – $3,173,204, from 12 comparable Harvey Cedars 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 Harvey Cedars assessments sit below market value — republished every October, applied town-wide. A $3,003,631 home should be assessed near $1,574,503.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $508,403 below what the ratio math suggests (32.3%).
Step 4 · The tax rate — same for every Harvey Cedars home
$0.253 Schools · 23% $0.541 County · 49% $0.317 Town · 29%
Step 5 · The bill
This home vs. every recent Harvey Cedars sale · assessed ÷ market
28%70%
Paying about right
This home's ratio lands inside Harvey Cedars'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 |
|---|---|---|---|---|
| 10 E BURLINGTON AVE | 2025-08 | $3,000,000 | 2,555 | 41.1% |
| 9B W BERGEN AVE | 2025-05 | $2,615,000 | 2,580 | 57.4% |
| 8312 BAY TERRACE | 2025-07 | $3,225,000 | 2,768 | 47.0% |
| 73 CEDARS AVE | 2025-12 | $3,400,000 | 2,792 | 47.0% |
| 6501 HOLLY AVE | 2025-04 | $2,300,000 | 2,267 | 39.3% |
| 8 E 72ND ST | 2025-04 | $2,900,000 | 3,175 | 58.6% |
| 9 WILLIAM ST | 2026-05 | $2,680,000 | 2,144 | 34.2% |
| 12-A E ESSEX AVE | 2025-09 | $2,700,000 | 1,870 | 75.4% |
| 8302 BAY TERRACE | 2026-05 | $2,146,000 | 2,520 | 64.9% |
| 1 E MIDDLESEX AVE | 2025-12 | $1,975,000 | 3,202 | 37.9% |
| 7-A E 70TH ST | 2026-03 | $3,800,000 | 2,778 | 50.0% |
| 44 W 80TH ST | 2025-01 | $2,870,000 | — | 46.1% |
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