The Fair Share Report
263 E Rd
Middletown, NJ 07718
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 $513,379 – $654,775, 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 $539,799 home should be assessed near $530,892.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $99,108 above what the ratio math suggests (18.7%).
Step 4 · The tax rate — same for every Middletown home
$0.990 Schools · 61% $0.195 County · 12% $0.429 Town · 27%
Step 5 · The bill
This home vs. every recent Middletown sale · assessed ÷ market
81%128%
Paying about right
This home's ratio lands inside Middletown'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 |
|---|---|---|---|---|
| 49 PAPE DR | 2026-06 | $727,000 | 1,660 | 84.4% |
| 18 PENNYBROOK LANE | 2025-02 | $595,000 | 1,772 | 99.4% |
| 610 CENTER AVE | 2026-04 | $501,500 | 1,724 | 94.4% |
| 2102 BUCKINGHAM CIR | 2026-06 | $475,000 | 1,534 | 90.2% |
| 2202 BUCKINGHAM CIR | 2026-05 | $462,000 | 1,534 | 99.7% |
| 3701 JAMES CT | 2026-05 | $502,350 | 1,534 | 86.3% |
| 402 BUCKINGHAM CIR | 2026-01 | $493,000 | 1,534 | 93.2% |
| 18 HUNTERS POINTE RD | 2025-06 | $715,000 | 1,568 | 90.8% |
| 3 BAY TREE CIR | 2025-05 | $618,027 | 1,716 | 106.3% |
| 3503 BUCKINGHAM CIR | 2026-04 | $455,000 | 1,493 | 99.3% |
| 119 EAST RD | 2026-02 | $625,000 | 1,652 | 100.1% |
| 136 SANDPIPER DR | 2025-03 | $570,000 | 1,848 | 112.3% |
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