The Fair Share Report
321 Kramer Ct
Florence, NJ 08520
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.
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Step 1 · Market value
Likely range $367,720 – $465,313, from 12 comparable Florence 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 Florence assessments sit below market value — republished every October, applied town-wide. A $394,783 home should be assessed near $305,562.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $58,762 below what the ratio math suggests (19.2%).
Step 4 · The tax rate — same for every Florence home
$1.817 Schools · 65% $0.407 County · 15% $0.565 Town · 20%
Step 5 · The bill
This home vs. every recent Florence sale · assessed ÷ market
47%100%
Paying about right
This home's ratio lands inside Florence'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 |
|---|---|---|---|---|
| 44 KRAMER COURT | 2025-02 | $430,000 | 2,097 | 63.5% |
| 10 ASPEN COURT | 2025-06 | $398,000 | 1,794 | 60.9% |
| 122 RIDGWAY DR | 2025-08 | $527,000 | 2,054 | 47.4% |
| 872 GROVE STREET | 2025-08 | $530,000 | 1,904 | 63.0% |
| 14 BARBEE CT | 2025-05 | $545,000 | 2,184 | 49.8% |
| 343 BIRCH HOLLOW DR | 2025-01 | $360,000 | 1,656 | 58.3% |
| 324 BIRCH HOLLOW DR | 2025-09 | $370,800 | 1,656 | 57.8% |
| 14 ASPEN COURT | 2025-03 | $385,000 | 1,598 | 60.6% |
| 1000 THIRD ST WEST | 2025-05 | $180,000 | 1,752 | 76.9% |
| 26 TALL TIMBER LANE | 2026-03 | $300,000 | 1,672 | 91.1% |
| 906 SCHISLER DRIVE | 2025-03 | $395,000 | 1,900 | 73.0% |
| 40 COACHMAN'S DR | 2025-02 | $500,000 | 1,944 | 57.2% |
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