The Fair Share Report
265 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 $421,862 – $586,719, 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 $537,382 home should be assessed near $528,515.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $6,515 below what the ratio math suggests (1.2%).
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 $1.554 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%129%
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 |
|---|---|---|---|---|
| 41 HANOVER CT | 2025-04 | $475,000 | 1,250 | 98.4% |
| 4 DANBURY CT | 2025-02 | $430,000 | 1,288 | 100.0% |
| 56 PRIVET PL | 2026-05 | $630,000 | 1,386 | 92.9% |
| 64 BOXWOOD TERR | 2026-05 | $631,000 | 1,386 | 88.0% |
| 80 BOXWOOD TERR | 2026-01 | $567,500 | 1,386 | 99.2% |
| 74 BOXWOOD TERR | 2025-06 | $600,000 | 1,386 | 93.4% |
| 52 BOXWOOD TERR | 2025-05 | $601,000 | 1,386 | 87.2% |
| 56 PRIVET PL | 2025-05 | $550,000 | 1,386 | 100.6% |
| 25 SMOKE TREE TERR | 2025-04 | $470,000 | 1,386 | 113.3% |
| 86 PRIVETT PL | 2025-02 | $574,000 | 1,386 | 96.0% |
| 20 DANBURY CT | 2026-03 | $565,000 | 1,272 | 89.6% |
| 7 MANCHESTER CT | 2026-05 | $600,000 | 1,230 | 88.3% |
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