The Fair Share Report
2041 Bustleton Rd
Florence, NJ 08016
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 $322,882 – $424,104, 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 $340,762 home should be assessed near $263,750.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $14,750 below what the ratio math suggests (5.6%).
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%100%
Paying about right
This home's ratio lands inside Florence'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 |
|---|---|---|---|---|
| 17 CARTY DRIVE | 2026-03 | $330,000 | 1,592 | 83.3% |
| 14 ASPEN COURT | 2025-03 | $385,000 | 1,598 | 60.6% |
| 1025 POTTS MILL RD | 2025-10 | $425,000 | 1,460 | 69.5% |
| 324 BIRCH HOLLOW DR | 2025-09 | $370,800 | 1,656 | 57.8% |
| 1009 POTTS MILL RD | 2025-07 | $475,000 | 1,607 | 74.6% |
| 343 BIRCH HOLLOW DR | 2025-01 | $360,000 | 1,656 | 58.3% |
| 2173 OLD YORK RD | 2025-08 | $408,000 | 1,248 | 63.3% |
| 211 THIRD ST WEST | 2025-07 | $325,000 | 1,464 | 55.3% |
| 26 TALL TIMBER LANE | 2026-03 | $300,000 | 1,672 | 91.1% |
| 891 THIRD ST EAST | 2026-01 | $325,000 | 1,469 | 80.8% |
| 10 ASPEN COURT | 2025-06 | $398,000 | 1,794 | 60.9% |
| 710 FIFTH STREET | 2025-08 | $260,000 | 974 | 94.2% |
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