The Fair Share Report
207 E Pine St
Audubon, NJ 08106
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 $277,349 – $423,948, from 12 comparable Audubon 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 Audubon assessments sit below market value — republished every October, applied town-wide. A $370,809 home should be assessed near $226,231.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $52,131 below what the ratio math suggests (23.0%).
Step 4 · The tax rate — same for every Audubon home
$2.266 Schools · 54% $0.840 County · 20% $1.093 Town · 26%
Step 5 · The bill
This home vs. every recent Audubon sale · assessed ÷ market
34%76%
Paying about right
This home's ratio lands inside Audubon'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 |
|---|---|---|---|---|
| 452 AUDUBON AVE | 2026-06 | $375,000 | 1,250 | 55.0% |
| 317 W GRAISBURY AVE | 2025-10 | $476,000 | 1,348 | 55.0% |
| 312 W PINE ST | 2026-03 | $275,000 | 1,360 | 75.5% |
| 138 S HAVILAND AVE | 2026-01 | $362,000 | 1,295 | 50.5% |
| 449 AUDUBON AVE | 2025-06 | $345,000 | 1,178 | 46.4% |
| 568 W GRAISBURY AVE | 2025-04 | $481,000 | 1,224 | 53.8% |
| 219 WASHINGTON TER | 2025-10 | $520,000 | 1,348 | 42.4% |
| 36 PRINCETON RD | 2025-05 | $400,000 | 1,384 | 50.0% |
| 432 W PINE ST | 2025-10 | $300,000 | 1,350 | 64.9% |
| 121 VIRGINIA AVE | 2025-03 | $227,222 | 1,416 | 59.4% |
| 346 W MERCHANT ST | 2026-06 | $290,000 | 1,262 | 64.9% |
| 226 WASHINGTON TER | 2025-07 | $475,000 | 1,472 | 42.7% |
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