The Fair Share Report
245 E St
Carneys Point, NJ 08069
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 $211,455 – $288,056, from 12 comparable Carneys Point 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 Carneys Point assessments sit below market value — republished every October, applied town-wide. A $256,738 home should be assessed near $275,454.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $69,954 below what the ratio math suggests (25.4%).
Step 4 · The tax rate — same for every Carneys Point home
$0.870 Schools · 36% $1.026 County · 43% $0.513 Town · 21%
Step 5 · The bill
This home vs. every recent Carneys Point sale · assessed ÷ market
66%124%
Paying about right
This home's ratio lands inside Carneys Point'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 |
|---|---|---|---|---|
| 167 DOLBOW AVE | 2025-11 | $265,000 | 1,200 | 70.7% |
| 289 E ST | 2025-10 | $235,000 | 1,293 | 92.4% |
| 311 TYLER AVENUE | 2026-01 | $305,000 | 1,248 | 89.6% |
| 258 H ST | 2026-06 | $185,000 | 1,248 | 108.3% |
| 261 REGIONAL DR | 2025-04 | $124,000 | 1,305 | 147.6% |
| 246 DIXIE DR | 2025-08 | $225,000 | 1,273 | 76.0% |
| 264 DIXIE DR | 2025-08 | $216,500 | 1,273 | 79.1% |
| 91 FENTON DRIVE | 2025-05 | $320,000 | 1,184 | 82.6% |
| 384 SPRINGFIELD AVE | 2025-02 | $273,000 | 1,334 | 74.0% |
| 241 BROADWAY | 2025-04 | $239,500 | 1,392 | 104.2% |
| 253 F ST | 2025-08 | $230,000 | 1,142 | 82.4% |
| 279 PINE ST | 2025-12 | $259,000 | 1,181 | 81.4% |
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