The Fair Share Report
215 Eldredge Ave
Middle, NJ 08820
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 $335,439 – $473,117, from 12 comparable Middle 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 Middle assessments sit below market value — republished every October, applied town-wide. A $408,852 home should be assessed near $262,033.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $105,933 below what the ratio math suggests (40.4%).
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
28%84%
Keep quiet and enjoy it
This home's assessment ratio sits below the Middle pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 102 SCHOOLHOUSE LANE #2 | 2025-03 | $300,000 | 1,152 | 76.9% |
| 102 PINE AVE | 2025-05 | $478,000 | 1,344 | 53.0% |
| 69 BEACH AVE | 2026-03 | $800,000 | 1,248 | 38.4% |
| 35 WYNNDEMERE COURT | 2025-04 | $425,000 | 1,141 | 48.6% |
| 15 LEONARDS LANE | 2025-07 | $1,699,000 | 1,404 | 33.1% |
| 1100 MILLMAN BLVD | 2025-02 | $455,000 | 1,444 | 47.8% |
| 8 N 9TH ST | 2025-01 | $405,000 | 1,125 | 47.1% |
| 57 WYNNDEMERE COURT | 2025-10 | $440,000 | 1,114 | 46.6% |
| 14 W ATLANTIC AVE | 2026-05 | $465,000 | 1,436 | 52.0% |
| 88 WYNNDEMERE COURT | 2025-06 | $434,900 | 1,319 | 50.6% |
| 40 WYNNDEMERE COURT | 2026-05 | $415,000 | 1,433 | 54.0% |
| 90 WYNNDEMERE COURT | 2025-11 | $449,000 | 1,338 | 47.9% |
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