The Fair Share Report
265 E St
Carneys Point, NJ 08069
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Carneys Point's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $260,162 – $313,927, from 12 comparable Carneys Point 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 Carneys Point assessments sit below market value — republished every October, applied town-wide. A $279,133 home should be assessed near $299,482.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $61,682 below what the ratio math suggests (20.6%).
Step 4 · The tax rate — same for every Carneys Point home
$0.870 Schools · 36% $1.026 County · 43% $0.513 Town · 21%
Step 5 · The bill
This home vs. every recent Carneys Point sale · assessed ÷ market
70%124%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 241 BROADWAY | 2025-04 | $239,500 | 1,392 | 104.2% |
| 289 E ST | 2025-10 | $235,000 | 1,293 | 92.4% |
| 258 H ST | 2026-06 | $185,000 | 1,248 | 108.3% |
| 253 F ST | 2025-08 | $230,000 | 1,142 | 82.4% |
| 239 E ST | 2025-09 | $190,000 | 1,118 | 98.2% |
| 289 C ST | 2026-01 | $225,000 | 1,104 | 81.3% |
| 257 H ST | 2025-06 | $185,000 | 1,086 | 112.9% |
| 287 B ST | 2025-11 | $209,000 | 1,064 | 89.5% |
| 247 E ST | 2025-06 | $198,000 | 1,086 | 96.4% |
| 251 G ST | 2025-09 | $210,000 | 1,044 | 85.1% |
| 243 I ST | 2025-10 | $202,000 | 1,044 | 91.7% |
| 243 C ST | 2025-12 | $210,000 | 1,034 | 85.4% |
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