The Fair Share Report
2 Pine Ave
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 $1,073,680 – $1,497,283, from 12 comparable Madison 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 Madison assessments sit below market value — republished every October, applied town-wide. A $1,322,316 home should be assessed near $796,299.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $161,099 below what the ratio math suggests (20.2%).
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
37%77%
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 |
|---|---|---|---|---|
| 20 LOANTAKA WAY | 2025-04 | $1,450,000 | 2,282 | 46.3% |
| 24 LOANTAKA WAY | 2026-03 | $1,650,000 | 2,319 | 38.7% |
| 152 LOANTAKA WAY | 2025-05 | $1,175,000 | 2,430 | 54.0% |
| 175 GREEN VILLAGE RD | 2026-03 | $1,310,000 | 2,325 | 53.3% |
| 4 FAIRWOOD RD | 2026-02 | $875,000 | 2,184 | 73.8% |
| 57 GREENWOOD AVE | 2026-05 | $1,150,000 | 2,425 | 50.2% |
| 150 CENTRAL AVE | 2025-09 | $1,050,000 | 2,100 | 56.6% |
| 7 DOGWOOD DR | 2025-10 | $1,999,999 | 2,308 | 55.4% |
| 19 HIGHVIEW TER | 2026-04 | $1,310,000 | 2,286 | 58.3% |
| 53 HIGHLAND AVE | 2026-01 | $875,000 | 1,876 | 59.2% |
| 60 GREENWOOD AVE | 2026-03 | $1,400,000 | 2,690 | 42.4% |
| 38 PINE AVE | 2025-05 | $1,312,580 | 2,292 | 53.8% |
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