The Fair Share Report
3 E Point Rd
Middletown, NJ 07738
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 $601,736 – $705,247, 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 $668,137 home should be assessed near $657,113.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $138,887 above what the ratio math suggests (21.1%).
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%138%
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 $2,242/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 194 PARK PL | 2026-05 | $712,000 | 1,464 | 81.7% |
| 7 ILER DR | 2025-02 | $735,000 | 1,420 | 96.7% |
| 5 STRATTON PL | 2026-06 | $693,500 | 1,404 | 85.3% |
| 22 MILLS AVE | 2026-01 | $514,000 | 1,472 | 97.2% |
| 36 BERKSHIRE CT | 2025-04 | $610,000 | 1,408 | 87.7% |
| 752 NEWMAN SPRINGS RD | 2025-05 | $680,000 | 1,350 | 98.7% |
| 25 SUNSET PL | 2025-02 | $665,000 | 1,440 | 93.5% |
| 25 HENRY DR | 2025-01 | $650,000 | 1,431 | 99.3% |
| 213 HARVEY AVE | 2026-05 | $657,800 | 1,362 | 100.0% |
| 520 EAST RD | 2026-04 | $700,000 | 1,534 | 97.8% |
| 10 PARK AVE W | 2025-03 | $536,500 | 1,534 | 114.1% |
| 4 THE TRAIL | 2026-05 | $725,000 | 1,489 | 86.0% |
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