The Fair Share Report
21 Shadow Ln
Middle, NJ 08210
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.
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Step 1 · Market value
Likely range $867,431 – $1,565,680, from 12 comparable Middle sales in the past 18 months, at this home's 4,288 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Middle assessments sit below market value — republished every October, applied town-wide. A $998,204 home should be assessed near $639,749.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $63,449 below what the ratio math suggests (9.9%).
Step 4 · The tax rate — same for every Middle home
$1.150 Schools · 55% $0.309 County · 15% $0.623 Town · 30%
Step 5 · The bill
This home vs. every recent Middle sale · assessed ÷ market
31%84%
Paying about right
This home's ratio lands inside Middle'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 |
|---|---|---|---|---|
| 576 RTE 47 N | 2026-02 | $700,000 | 3,460 | 55.5% |
| 17 EAGLES WAY | 2026-01 | $1,595,000 | 4,189 | 48.6% |
| 9 CYNWYD DRIVE | 2025-01 | $605,000 | 3,297 | 64.0% |
| 27 SAND CASTLE DRIVE | 2025-07 | $1,070,000 | 4,019 | 61.3% |
| 5 REAGANS RUN | 2025-02 | $1,100,000 | 4,007 | 51.1% |
| 9 SEABREEZE LANE | 2026-01 | $1,999,999 | 4,036 | 43.6% |
| 10 TIMBERLEA LANE | 2025-09 | $600,000 | 2,966 | 67.6% |
| 9 HAWKS LANDING | 2025-05 | $920,000 | 3,886 | 51.6% |
| 205 RTE 47 N | 2025-08 | $1,400,000 | 6,014 | 72.5% |
| 101 DELAWARE AVE | 2025-05 | $3,050,000 | 4,867 | 43.0% |
| 17 HOLLY KNOLL DRIVE | 2025-02 | $725,000 | 3,232 | 62.5% |
| 18 EAGLES WAY | 2025-08 | $1,355,000 | 3,711 | 58.2% |
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