The Fair Share Report
2 Primrose Pl
Ewing, NJ 08638
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 $442,399 – $547,425, from 12 comparable Ewing 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 Ewing assessments sit below market value — republished every October, applied town-wide. A $497,856 home should be assessed near $314,645.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $14,045 below what the ratio math suggests (4.5%).
Step 4 · The tax rate — same for every Ewing home
$2.100 Schools · 52% $0.894 County · 22% $1.057 Town · 26%
Step 5 · The bill
This home vs. every recent Ewing sale · assessed ÷ market
39%78%
Paying about right
This home's ratio lands inside Ewing'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 |
|---|---|---|---|---|
| 533 HINCKLE AVE | 2024-12 | $499,900 | 1,978 | 47.2% |
| 19 CLIVE CT | 2025-01 | $510,000 | 1,989 | 47.8% |
| 2 SPARROW CT | 2026-04 | $535,000 | 1,960 | 60.4% |
| 58 LOCHATONG RD | 2025-01 | $450,000 | 1,956 | 68.8% |
| 114 MOUNTAIN VIEW RD | 2025-05 | $485,000 | 1,924 | 56.4% |
| 31 BROPHY DR | 2025-01 | $480,000 | 1,908 | 65.7% |
| 15 BROPHY DR | 2026-01 | $454,500 | 2,052 | 71.6% |
| 19 METEKUNK DR | 2025-08 | $575,000 | 1,929 | 53.3% |
| 12 MONTAGUE AVE | 2025-11 | $560,000 | 1,971 | 51.5% |
| 3 BENT TWIG LN | 2026-05 | $450,000 | 1,992 | 52.8% |
| 121 OREGON AVE | 2026-03 | $385,000 | 2,038 | 59.4% |
| 8 MISTY MORN LN | 2025-12 | $467,500 | 2,044 | 51.1% |
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