The Fair Share Report
321 Cook Ave
Middlesex, NJ 08846
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 $387,001 – $568,244, from 12 comparable Middlesex 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 Middlesex assessments sit below market value — republished every October, applied town-wide. A $483,893 home should be assessed near $471,892.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $20,992 below what the ratio math suggests (4.4%).
Step 4 · The tax rate — same for every Middlesex home
$1.137 Schools · 54% $0.340 County · 16% $0.643 Town · 30%
This home's own bill implies $1.981 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Middlesex sale · assessed ÷ market
74%122%
Paying about right
This home's ratio lands inside Middlesex'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 |
|---|---|---|---|---|
| 429 EDGEWORTH ST | 2026-06 | $547,000 | 1,248 | 87.2% |
| 305 HARRIS AVE | 2025-03 | $500,000 | 1,197 | 96.0% |
| 143 PARKER ST | 2026-01 | $350,000 | 1,317 | 139.4% |
| 335 EDGEWORTH ST | 2026-06 | $480,000 | 1,152 | 103.7% |
| 326 MELROSE AVE | 2026-06 | $420,000 | 1,428 | 109.3% |
| 421 FAIRVIEW AVE | 2025-02 | $440,000 | 1,104 | 101.6% |
| 413 HARRIS AVE | 2025-02 | $429,000 | 1,428 | 97.9% |
| 225 HARRIS AVE | 2025-05 | $436,000 | 1,209 | 104.2% |
| 325 GILES AVE | 2025-06 | $500,000 | 1,080 | 95.0% |
| 404 EDGEWORTH ST | 2025-01 | $328,000 | 1,080 | 167.7% |
| 8 FITZSIMMONS AVE | 2026-05 | $485,000 | 1,085 | 99.5% |
| 241 COOK AVE | 2026-03 | $555,000 | 1,522 | 97.3% |
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