The Fair Share Report
25 E 11th St
Avalon, NJ 08202
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 $4,907,503 – $9,431,804, 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 $6,396,871 home should be assessed near $3,472,222.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $278,378 above what the ratio math suggests (8.0%).
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%82%
Paying about right
This home's ratio lands inside Avalon'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 |
|---|---|---|---|---|
| 5 W 32ND STREET | 2025-09 | $8,000,000 | 4,142 | 70.2% |
| 161 39TH STREET | 2025-11 | $6,100,000 | 4,182 | 42.8% |
| 1005 DUNE DRIVE | 2025-07 | $4,400,000 | 3,752 | 69.3% |
| 7418 DUNE DRIVE | 2025-09 | $6,000,000 | 4,218 | 64.6% |
| 25 W 32ND STREET | 2026-04 | $5,237,500 | 3,791 | 52.4% |
| 280 36TH STREET | 2025-04 | $4,395,000 | 3,648 | 62.3% |
| 313 76TH STREET | 2025-10 | $6,500,000 | 4,372 | 44.6% |
| 149 10TH STREET | 2025-08 | $3,775,000 | 3,641 | 68.3% |
| 121 31ST STREET | 2026-06 | $4,255,000 | 3,882 | 47.6% |
| 174 17TH STREET | 2026-05 | $4,995,000 | 3,616 | 51.8% |
| 74 W 38TH STREET | 2026-05 | $11,200,000 | 3,963 | 45.8% |
| 281 7TH STREET | 2026-04 | $5,900,000 | 3,699 | 38.0% |
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