The Fair Share Report
20 Second Ave
Mount Ephraim, NJ 08059
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 $196,537 – $329,668, from 12 comparable Mount Ephraim 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 Mount Ephraim assessments sit below market value — republished every October, applied town-wide. A $293,914 home should be assessed near $165,033.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $41,333 below what the ratio math suggests (25.0%).
Step 4 · The tax rate — same for every Mount Ephraim home
$2.621 Schools · 49% $0.961 County · 18% $1.766 Town · 33%
Step 5 · The bill
This home vs. every recent Mount Ephraim sale · assessed ÷ market
32%76%
Paying about right
This home's ratio lands inside Mount Ephraim'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 |
|---|---|---|---|---|
| 627 GREEN AVE | 2025-09 | $310,000 | 938 | 40.2% |
| 49 E BUCKINGHAM AVE | 2026-02 | $205,000 | 1,107 | 63.6% |
| 53 VALLEY RD | 2025-10 | $275,000 | 888 | 44.2% |
| 26 S OAK AVE | 2026-01 | $339,000 | 1,128 | 39.6% |
| 214 CENTRE AVE | 2025-07 | $153,000 | 1,252 | 89.7% |
| 16 BAIRD AVE | 2025-08 | $330,000 | 1,282 | 49.3% |
| 248 JAMES ST | 2026-04 | $335,000 | 1,084 | 37.9% |
| 248 JAMES ST | 2025-07 | $150,000 | 1,084 | 84.7% |
| 28 JEFFERSON AVE | 2025-10 | $220,000 | 1,090 | 55.5% |
| 129 JEFFERSON AVE | 2025-04 | $325,000 | 1,224 | 42.3% |
| 720 CEDAR AVE | 2026-03 | $295,000 | 1,384 | 55.3% |
| 15 E BUCKINGHAM AVE | 2025-05 | $305,000 | 883 | 45.7% |
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