The Fair Share Report
28 Ely Rd
Holmdel, NJ 07733
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 $2,206,619 – $2,901,558, from 6 comparable Holmdel 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 Holmdel assessments sit below market value — republished every October, applied town-wide. A $2,678,648 home should be assessed near $2,671,684.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $312,416 above what the ratio math suggests (11.7%).
Step 4 · The tax rate — same for every Holmdel home
$1.063 Schools · 69% $0.207 County · 13% $0.268 Town · 17%
This home's own bill implies $1.374 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Holmdel sale · assessed ÷ market
84%141%
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 $4,805/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 14 HASTINGS RD | 2025-05 | $1,885,000 | 5,444 | 100.5% |
| 4 OAK TREE LANE | 2025-01 | $1,900,000 | 5,794 | 96.8% |
| 50 TAKOLUSA DRIVE | 2026-06 | $1,750,000 | 6,622 | 105.5% |
| 6 WILLOW RD | 2026-02 | $1,500,000 | 5,760 | 102.1% |
| 5 COLTS DRIVE | 2025-03 | $1,786,786 | 5,834 | 96.9% |
| 7 JAYHAWK WAY | 2026-01 | $1,350,000 | 5,509 | 102.2% |
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