The Fair Share Report
33 Sunset Ave
Ewing, NJ 08628
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 $242,399 – $435,231, from 12 comparable Ewing 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 Ewing assessments sit below market value — republished every October, applied town-wide. A $335,859 home should be assessed near $212,263.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $27,463 below what the ratio math suggests (12.9%).
Step 4 · The tax rate — same for every Ewing home
$2.100 Schools · 52% $0.894 County · 22% $1.057 Town · 26%
Step 5 · The bill
This home vs. every recent Ewing sale · assessed ÷ market
37%82%
Paying about right
This home's ratio lands inside Ewing'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 |
|---|---|---|---|---|
| 860 LOWER FERRY RD #2-K | 2026-04 | $130,000 | 1,276 | 38.3% |
| 860 LOWER FERRY RD #5-F | 2025-04 | $150,000 | 1,276 | 32.9% |
| 20 RUNNING BROOK RD W | 2026-05 | $405,000 | 1,356 | 52.4% |
| 860 LOWER FERRY RD #6-D | 2025-10 | $150,000 | 1,260 | 40.1% |
| 13 BENT TWIG LN | 2025-04 | $380,000 | 1,372 | 57.0% |
| 328 EWINGVILLE RD | 2025-03 | $450,000 | 1,430 | 37.2% |
| 10 LILAC DR | 2025-02 | $450,000 | 1,300 | 60.5% |
| 2200 COLUMBIA AVE | 2025-02 | $402,000 | 1,378 | 46.4% |
| 2302 COLUMBIA AVE | 2026-03 | $405,000 | 1,248 | 46.2% |
| 1733 FIFTH ST | 2025-03 | $255,000 | 1,314 | 59.9% |
| 38 RUNNING BROOK RD W | 2025-12 | $565,000 | 1,362 | 40.7% |
| 2 DORSET DR | 2025-06 | $280,000 | 1,368 | 64.1% |
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