The Fair Share Report
24 State St
Elmer, NJ 08085
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 $213,380 – $396,991, from 12 comparable Elmer 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 Elmer assessments sit below market value — republished every October, applied town-wide. A $326,216 home should be assessed near $231,222.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $46,222 below what the ratio math suggests (20.0%).
Step 4 · The tax rate — same for every Elmer home
$1.904 Schools · 46% $1.447 County · 35% $0.750 Town · 18%
Step 5 · The bill
This home vs. every recent Elmer sale · assessed ÷ market
41%92%
Paying about right
This home's ratio lands inside Elmer'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 |
|---|---|---|---|---|
| 152 N MAIN ST | 2026-04 | $225,000 | 1,916 | 73.6% |
| 308 BROAD ST | 2025-12 | $320,000 | 1,736 | 59.0% |
| 230 STATE ST | 2026-02 | $322,000 | 1,608 | 47.6% |
| 17 SECOND ST | 2025-01 | $220,000 | 1,875 | 73.8% |
| 110 THIRD ST | 2025-03 | $355,000 | 2,109 | 53.8% |
| 25 STATE ST | 2024-12 | $325,000 | 2,576 | 69.8% |
| 88 CHESTNUT ST | 2025-03 | $285,000 | 1,824 | 55.0% |
| 219 BROAD ST | 2026-02 | $290,000 | 1,364 | 41.4% |
| 416 BROAD ST | 2025-12 | $480,000 | 2,180 | 54.3% |
| 310 N MAIN ST | 2025-10 | $245,000 | 1,450 | 54.1% |
| 316 BROAD ST | 2025-05 | $130,000 | 1,124 | 87.5% |
| 104 S MAIN ST | 2025-06 | $341,000 | 2,421 | 66.0% |
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