The Fair Share Report
226 E Pine St
Audubon, NJ 08106
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 $386,336 – $519,635, from 12 comparable Audubon 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 Audubon assessments sit below market value — republished every October, applied town-wide. A $441,423 home should be assessed near $269,312.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $36,212 below what the ratio math suggests (13.4%).
Step 4 · The tax rate — same for every Audubon home
$2.266 Schools · 54% $0.840 County · 20% $1.093 Town · 26%
Step 5 · The bill
This home vs. every recent Audubon sale · assessed ÷ market
34%76%
Paying about right
This home's ratio lands inside Audubon'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 |
|---|---|---|---|---|
| 11 CENTRAL AVE | 2026-06 | $299,000 | 1,574 | 65.1% |
| 35 HARVARD RD | 2025-10 | $618,000 | 1,622 | 32.2% |
| 340 W GRAISBURY AVE | 2025-04 | $405,000 | 1,598 | 54.3% |
| 215 W PINE ST | 2025-07 | $405,000 | 1,586 | 51.6% |
| 25 W MERCHANT ST | 2025-01 | $430,000 | 1,614 | 60.5% |
| 63 CENTRAL AVE | 2026-02 | $550,000 | 1,514 | 36.4% |
| 120 CEDARCROFT AVE | 2026-06 | $450,000 | 1,576 | 39.1% |
| 226 WASHINGTON TER | 2025-07 | $475,000 | 1,472 | 42.7% |
| 219 S LOGAN AVE | 2025-02 | $397,500 | 1,484 | 47.0% |
| 31 E MERCHANT ST | 2025-06 | $457,500 | 1,622 | 54.2% |
| 162 PRINCETON RD | 2025-11 | $485,000 | 1,692 | 43.4% |
| 231 VIRGINIA AVE | 2026-04 | $400,000 | 1,683 | 53.5% |
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