The Fair Share Report
305 Risa Ave
Buena Vista, NJ 08079
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 $237,231 – $280,682, from 12 comparable Buena Vista sales in the past 18 months, at this home's 912 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Buena Vista assessments sit below market value — republished every October, applied town-wide. A $259,091 home should be assessed near $171,544.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $44,644 below what the ratio math suggests (26.0%).
Step 4 · The tax rate — same for every Buena Vista home
$1.830 Schools · 61% $0.578 County · 19% $0.610 Town · 20%
Step 5 · The bill
This home vs. every recent Buena Vista sale · assessed ÷ market
40%82%
Paying about right
This home's ratio lands inside Buena Vista'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 |
|---|---|---|---|---|
| 313 CAINS MILL ROAD | 2025-04 | $290,000 | 944 | 52.3% |
| 204 WAYNE AVENUE | 2025-09 | $257,000 | 988 | 58.8% |
| 509 CUSHMAN AVENUE | 2025-07 | $291,500 | 800 | 51.1% |
| 405 CUSHMAN AVENUE | 2025-12 | $240,000 | 1,000 | 57.2% |
| 113 EAST COLTON LANE | 2026-05 | $294,750 | 998 | 49.1% |
| 116 CAROL LANE | 2025-07 | $320,000 | 1,008 | 49.2% |
| 121 DELWYN LANE | 2026-04 | $277,000 | 1,020 | 52.2% |
| 301 COLIN LANE | 2025-07 | $160,000 | 1,000 | 102.3% |
| 110 WEST COLLINGS DRIVE | 2026-02 | $325,000 | 1,056 | 44.9% |
| 110 WEST COLLINGS DRIVE | 2025-06 | $300,000 | 1,056 | 48.7% |
| 217 CUSHMAN AVENUE | 2026-03 | $300,000 | 1,080 | 44.6% |
| 211 KINGS LANE | 2026-04 | $330,000 | 1,108 | 43.4% |
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