The Fair Share Report
211 Union Ave
Delanco, NJ 08075
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 $292,443 – $362,217, from 12 comparable Delanco 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 Delanco assessments sit below market value — republished every October, applied town-wide. A $339,711 home should be assessed near $207,258.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $8,042 above what the ratio math suggests (3.9%).
Step 4 · The tax rate — same for every Delanco home
$1.820 Schools · 51% $0.541 County · 15% $1.222 Town · 34%
Step 5 · The bill
This home vs. every recent Delanco sale · assessed ÷ market
39%79%
A touch high — worth watching
This home's ratio sits above most of Delanco, but doesn't clear NJ's legal appeal line (70.16%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 719 HICKORY ST | 2026-02 | $350,000 | 1,920 | 47.1% |
| 317-319 WALNUT ST | 2025-07 | $417,000 | 2,560 | 53.7% |
| 235 MAPLE AVE | 2025-10 | $350,000 | 1,904 | 50.5% |
| 300 VINE ST | 2025-04 | $400,000 | 1,638 | 43.8% |
| 312 HAZEL AVE | 2025-04 | $298,000 | 2,048 | 62.6% |
| 712 HICKORY ST | 2025-01 | $115,000 | 1,476 | 125.3% |
| 860 PENNSYLVANIA AVE | 2025-09 | $255,000 | 1,696 | 70.0% |
| 511 ASH ST | 2025-10 | $327,000 | 1,878 | 44.3% |
| 317 MAPLE AVENUE | 2025-08 | $360,000 | 1,968 | 50.2% |
| 400 BURLINGTON AVE | 2026-02 | $275,000 | 1,669 | 48.3% |
| 2 TIEMAN CIRCLE | 2025-04 | $499,000 | 1,936 | 51.6% |
| 7 FOX COURT | 2026-01 | $303,800 | 1,976 | 58.3% |
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