The Fair Share Report
25 E 10th St
Avalon, NJ 08034
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 $2,366,111 – $3,601,561, from 12 comparable Avalon 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 Avalon assessments sit below market value — republished every October, applied town-wide. A $3,369,180 home should be assessed near $1,828,791.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $704,409 above what the ratio math suggests (38.5%).
Step 4 · The tax rate — same for every Avalon home
$0.032 Schools · 5% $0.313 County · 52% $0.262 Town · 43%
Step 5 · The bill
This home vs. every recent Avalon sale · assessed ÷ market
32%113%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (62.42%) — roughly $4,276/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 261 45TH STREET | 2025-09 | $3,575,000 | 2,703 | 44.2% |
| 128 16TH STREET | 2026-01 | $2,650,000 | 2,701 | 55.1% |
| 3429 DUNE DRIVE | 2026-04 | $3,175,000 | 2,751 | 56.7% |
| 712 SUNRISE DRIVE | 2025-08 | $2,300,000 | 2,822 | 55.6% |
| 859 DUNE DRIVE | 2025-09 | $2,305,000 | 2,564 | 56.4% |
| 3328 OCEAN DRIVE | 2025-11 | $2,995,000 | 2,785 | 48.0% |
| 12 E 17TH STREET | 2025-09 | $4,700,000 | 2,894 | 53.1% |
| 259 24TH STREET | 2025-03 | $1,780,000 | 2,539 | 47.5% |
| 118 28TH STREET | 2026-06 | $3,160,000 | 2,299 | 49.9% |
| 141 8TH STREET | 2026-01 | $2,500,000 | 2,540 | 55.0% |
| 262 55TH STREET | 2025-04 | $3,599,000 | 2,704 | 47.0% |
| 83 E 13TH STREET | 2026-02 | $6,500,000 | 2,753 | 68.1% |
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