The Fair Share Report
301 39th St
Avalon, NJ 08033
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 $1,684,626 – $2,900,363, from 12 comparable Avalon 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 Avalon assessments sit below market value — republished every October, applied town-wide. A $2,283,519 home should be assessed near $1,239,494.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $50,606 above what the ratio math suggests (4.1%).
Step 4 · The tax rate — same for every Avalon home
$0.032 Schools · 5% $0.313 County · 52% $0.262 Town · 43%
Step 5 · The bill
This home vs. every recent Avalon sale · assessed ÷ market
32%82%
Paying about right
This home's ratio lands inside Avalon'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 |
|---|---|---|---|---|
| 2766 OCEAN DRIVE | 2026-06 | $3,250,000 | 1,939 | 47.4% |
| 2776 OCEAN DRIVE | 2025-04 | $3,395,000 | 1,939 | 45.4% |
| 2776 OCEAN DRIVE | 2025-04 | $2,521,472 | 1,939 | 61.1% |
| 253 35TH STREET | 2025-04 | $2,775,000 | 1,900 | 68.7% |
| 286 24TH STREET | 2025-10 | $2,900,000 | 1,864 | 35.8% |
| 2025 DUNE DRIVE | 2025-09 | $1,500,000 | 1,820 | 44.5% |
| 2977 DUNE DRIVE | 2025-09 | $1,697,500 | 1,798 | 76.5% |
| 6801 OCEAN DRIVE | 2025-03 | $2,320,000 | 2,027 | 47.8% |
| 212 25TH STREET | 2026-03 | $1,800,000 | 1,856 | 48.5% |
| 364 41ST STREET | 2025-07 | $1,900,000 | 1,952 | 41.2% |
| 1838 DUNE DRIVE | 2026-06 | $2,800,000 | 1,959 | 39.2% |
| 715 21ST STREET | 2025-11 | $1,825,000 | 1,845 | 41.8% |
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