The Fair Share Report
20 Second St E
Florence, NJ 08518
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Florence's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $142,395 – $353,785, from 12 comparable Florence 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 Florence assessments sit below market value — republished every October, applied town-wide. A $325,854 home should be assessed near $252,211.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $17,211 below what the ratio math suggests (6.8%).
Step 4 · The tax rate — same for every Florence home
$1.817 Schools · 65% $0.407 County · 15% $0.565 Town · 20%
Step 5 · The bill
This home vs. every recent Florence sale · assessed ÷ market
47%170%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 636 FRONT ST EAST | 2025-01 | $145,000 | 1,423 | 111.9% |
| 17 CARTY DRIVE | 2026-03 | $330,000 | 1,592 | 83.3% |
| 14 ASPEN COURT | 2025-03 | $385,000 | 1,598 | 60.6% |
| 118 SIXTH AVE | 2025-12 | $217,000 | 1,629 | 71.8% |
| 118 SIXTH AVE | 2025-11 | $127,500 | 1,629 | 122.3% |
| 891 THIRD ST EAST | 2026-01 | $325,000 | 1,469 | 80.8% |
| 623 THIRD ST WEST | 2025-04 | $180,000 | 1,444 | 79.1% |
| 324 BIRCH HOLLOW DR | 2025-09 | $370,800 | 1,656 | 57.8% |
| 343 BIRCH HOLLOW DR | 2025-01 | $360,000 | 1,656 | 58.3% |
| 26 SECOND ST WEST | 2025-04 | $170,000 | 1,536 | 79.7% |
| 110 FIFTH AVE | 2026-04 | $215,000 | 1,472 | 70.9% |
| 211 THIRD ST WEST | 2025-07 | $325,000 | 1,464 | 55.3% |
Is this your house?
Run your own report →