The Fair Share Report
21 Downing Rd
Ewing, NJ 08628
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 $216,774 – $309,077, from 12 comparable Ewing sales in the past 18 months, at this home's 1,008 sq ft.
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 $289,032 home should be assessed near $182,668.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $59,032 above what the ratio math suggests (32.3%).
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%117%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (72.68%) — roughly $2,391/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1625 FIFTH ST | 2025-07 | $152,500 | 976 | 68.7% |
| 6 IOWANA AVE | 2025-05 | $285,000 | 1,056 | 52.9% |
| 183 FRANKLYN RD | 2025-08 | $287,000 | 936 | 49.4% |
| 32 FARRELL AVE | 2025-11 | $242,250 | 1,116 | 57.5% |
| 115 STRATFORD AVE | 2026-01 | $295,000 | 1,116 | 51.3% |
| 27 WALTON AVE | 2026-01 | $240,000 | 1,116 | 59.7% |
| 901 PARKWAY AVE | 2025-10 | $275,000 | 934 | 54.8% |
| 69 LANNING ST | 2025-10 | $347,500 | 988 | 40.3% |
| 16 SHELBURNE DR | 2025-04 | $180,000 | 1,118 | 88.0% |
| 1063 TERRACE BLVD | 2025-06 | $330,000 | 1,116 | 50.0% |
| 201 HAZELHURST AVE | 2026-05 | $208,000 | 1,186 | 65.7% |
| 209 CLAMER RD | 2025-09 | $325,000 | 864 | 42.1% |
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