The Fair Share Report
22 Hand Ave
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 $210,928 – $433,781, 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 $364,583 home should be assessed near $233,661.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $32,361 below what the ratio math suggests (13.8%).
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
39%101%
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 |
|---|---|---|---|---|
| 515 RTE 47 S | 2026-01 | $250,000 | 1,246 | 69.5% |
| 1 CYPRESS COURT | 2025-06 | $399,900 | 1,311 | 52.0% |
| 24 N 12TH ST | 2025-07 | $210,000 | 1,315 | 114.1% |
| 300 HAND AVE | 2026-05 | $276,000 | 1,614 | 57.8% |
| 15 N 11TH ST | 2026-05 | $410,000 | 1,264 | 51.0% |
| 24 E BOARDWALK GS | 2025-02 | $300,000 | 1,697 | 90.6% |
| 5 VICTORY DRIVE | 2026-01 | $400,000 | 1,358 | 58.6% |
| 90 WYNNDEMERE COURT | 2025-11 | $449,000 | 1,338 | 47.9% |
| 88 WYNNDEMERE COURT | 2025-06 | $434,900 | 1,319 | 50.6% |
| 12 S 2ND AVE | 2025-05 | $350,000 | 1,248 | 52.9% |
| 12 LEHIGH AVE | 2025-04 | $255,000 | 1,394 | 70.3% |
| 29 ELDREDGE AVE | 2026-04 | $515,000 | 1,507 | 45.8% |
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