The Fair Share Report
26 Adele Ct
Middletown, NJ 07701
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 $620,119 – $838,147, from 12 comparable Middletown 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 Middletown assessments sit below market value — republished every October, applied town-wide. A $717,750 home should be assessed near $705,907.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $145,993 above what the ratio math suggests (20.7%).
Step 4 · The tax rate — same for every Middletown home
$0.990 Schools · 61% $0.195 County · 12% $0.429 Town · 27%
This home's own bill implies $1.534 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Middletown sale · assessed ÷ market
81%143%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $2,356/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 608 RARITAN AVE | 2026-03 | $789,000 | 1,624 | 99.0% |
| 76 SWARTZEL DR | 2025-04 | $465,000 | 1,747 | 134.7% |
| 16 MAJESTIC AVE | 2025-01 | $853,500 | 1,722 | 99.6% |
| 6 CLARIDGE DR | 2025-05 | $665,000 | 1,672 | 104.9% |
| 6 HIGHVIEW CIR | 2026-05 | $773,000 | 1,812 | 84.0% |
| 8 MICHELE DR | 2025-05 | $690,000 | 1,616 | 103.0% |
| 66 FISH HAWK DR | 2026-03 | $890,000 | 1,676 | 96.3% |
| 2 WOODRIDGE AVE | 2025-04 | $700,000 | 1,664 | 94.6% |
| 8 THOMPSON AVE | 2025-03 | $675,000 | 1,726 | 92.0% |
| 610 CENTER AVE | 2026-04 | $501,500 | 1,724 | 94.4% |
| 1 PINEHURST AVE | 2025-05 | $560,000 | 1,756 | 112.9% |
| 75 FIELD AVE | 2025-03 | $725,000 | 1,700 | 98.1% |
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