The Fair Share Report
223 Fourth Ave
Florence, NJ 08554
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 $101,563 – $143,880, from 12 comparable Florence sales in the past 18 months, at this home's 975 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Florence assessments sit below market value — republished every October, applied town-wide. A $112,734 home should be assessed near $87,256.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $49,244 above what the ratio math suggests (56.4%).
Step 4 · The tax rate — same for every Florence home
$1.817 Schools · 65% $0.407 County · 15% $0.565 Town · 20%
Step 5 · The bill
This home vs. every recent Florence sale · assessed ÷ market
47%140%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (89.01%) — roughly $1,373/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 113 SECOND AVE | 2025-08 | $170,000 | 1,152 | 76.2% |
| 237 FIFTH AVE | 2025-11 | $105,000 | 1,184 | 107.0% |
| 267 FIFTH AVE | 2026-05 | $285,000 | 1,011 | 44.2% |
| 117 SEVENTH AVE | 2025-01 | $140,000 | 1,152 | 91.7% |
| 810 SECOND ST WEST | 2025-04 | $125,000 | 1,092 | 83.4% |
| 710 FIFTH STREET | 2025-08 | $260,000 | 974 | 94.2% |
| 6-5 FLORENCE TOLLGATE PL | 2025-10 | $111,000 | 960 | 49.5% |
| 40-3 FLORENCE TOLLGATE PL | 2025-08 | $100,000 | 960 | 55.0% |
| 7-5 FLORENCE TOLLGATE PL | 2025-06 | $70,000 | 960 | 78.6% |
| 23-6 FLORENCE TOLLGATE PL | 2025-02 | $127,500 | 960 | 54.5% |
| 1026 PARK ST | 2026-02 | $190,000 | 896 | 165.9% |
| 110 FIFTH AVE | 2026-04 | $215,000 | 1,472 | 70.9% |
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