The Fair Share Report
21 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 $359,878 – $527,103, 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 $512,002 home should be assessed near $312,372.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $95,372 below what the ratio math suggests (30.5%).
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 |
|---|---|---|---|---|
| 41 PAYSON AVE | 2025-10 | $500,000 | 1,958 | 47.5% |
| 200 PARK PL | 2025-01 | $455,000 | 2,006 | 58.1% |
| 562 WASHINGTON TER | 2026-05 | $534,000 | 2,090 | 42.2% |
| 235 OAKLAND AVE | 2025-11 | $240,000 | 1,860 | 102.9% |
| 178 YALE RD | 2025-04 | $460,000 | 1,778 | 56.8% |
| 143 PARIS AVE | 2025-02 | $535,000 | 2,046 | 48.6% |
| 224 S HAVILAND AVE | 2025-10 | $250,000 | 1,719 | 84.8% |
| 111 S WHITE HORSE PIKE | 2026-05 | $435,000 | 2,246 | 74.6% |
| 271 WASHINGTON TER | 2025-08 | $655,000 | 1,714 | 34.4% |
| 109 WYOMING AVE | 2025-03 | $480,000 | 2,288 | 51.4% |
| 341 W GRAISBURY AVE | 2026-05 | $481,000 | 1,756 | 44.4% |
| 24 N LOGAN AVE | 2025-10 | $572,000 | 1,740 | 35.2% |
Is this your house?
Run your own report →