The Fair Share Report
220 E Shellbay 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 $668,491 – $851,586, 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 $775,364 home should be assessed near $496,931.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $72,831 below what the ratio math suggests (14.7%).
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%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 |
|---|---|---|---|---|
| 407 BAY BREEZE BLVD | 2026-04 | $750,000 | 2,556 | 51.0% |
| 503 SOUTHGATE RD | 2026-06 | $677,500 | 2,592 | 78.0% |
| 205 SOUTHGATE RD | 2026-02 | $690,000 | 2,592 | 76.5% |
| 203 SOUTHGATE RD | 2026-01 | $650,000 | 2,592 | 81.0% |
| 501 SOUTHGATE RD | 2026-01 | $690,000 | 2,592 | 76.5% |
| 102 SOUTHGATE RD | 2025-02 | $667,360 | 2,592 | 78.9% |
| 2 S 15TH ST | 2025-05 | $540,000 | 2,604 | 54.6% |
| 207 BAY BREEZE BLVD | 2025-11 | $710,000 | 2,444 | 53.1% |
| 1116 STONE HARBOR BLVD204 | 2025-03 | $1,702,000 | 2,439 | 37.6% |
| 1116 STONE HARBOR BLVD101 | 2025-12 | $1,525,000 | 2,439 | 42.1% |
| 2 WATERFORD LANE | 2025-08 | $910,000 | 2,876 | 75.8% |
| 210 BAY BREEZE BLVD | 2025-02 | $750,000 | 2,388 | 49.8% |
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