The Fair Share Report
21 Rolling Rd
Middlesex, NJ 08846
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 $398,125 – $517,017, from 12 comparable Middlesex 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 Middlesex assessments sit below market value — republished every October, applied town-wide. A $493,107 home should be assessed near $480,878.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $1,922 above what the ratio math suggests (0.4%).
Step 4 · The tax rate — same for every Middlesex home
$1.137 Schools · 54% $0.340 County · 16% $0.643 Town · 30%
This home's own bill implies $2.019 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Middlesex sale · assessed ÷ market
77%127%
Paying about right
This home's ratio lands inside Middlesex'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 |
|---|---|---|---|---|
| 13 PARK PL | 2025-02 | $505,000 | 1,430 | 81.8% |
| 303 ASHLAND RD | 2026-03 | $565,000 | 1,376 | 91.8% |
| 143 PARKER ST | 2026-01 | $350,000 | 1,317 | 139.4% |
| 122 OSCEOLA AVE | 2025-06 | $585,000 | 1,456 | 98.2% |
| 450 DORN AVE | 2025-04 | $541,500 | 1,371 | 98.9% |
| 407 CLINTON AVE | 2026-03 | $565,000 | 1,624 | 93.7% |
| 326 MELROSE AVE | 2026-06 | $420,000 | 1,428 | 109.3% |
| 241 COOK AVE | 2026-03 | $555,000 | 1,522 | 97.3% |
| 316 SENECA AVE | 2025-01 | $399,000 | 1,675 | 144.1% |
| 13 ORCHARD RD | 2025-04 | $400,000 | 1,449 | 121.3% |
| 506 MELROSE AVE | 2026-02 | $562,500 | 1,568 | 101.7% |
| 1117 HAZELWOOD AVE | 2025-06 | $540,000 | 1,606 | 92.8% |
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