The Fair Share Report
33 Third St
Butler, NJ 07405
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 $473,155 – $578,763, from 12 comparable Butler sales in the past 18 months, at this home's 1,580 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Butler assessments sit below market value — republished every October, applied town-wide. A $541,953 home should be assessed near $471,499.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $96,201 above what the ratio math suggests (20.4%).
Step 4 · The tax rate — same for every Butler home
$1.555 Schools · 62% $0.252 County · 10% $0.704 Town · 28%
This home's own bill implies $2.344 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Butler sale · assessed ÷ market
72%125%
A touch high — worth watching
This home's ratio sits above most of Butler, but doesn't clear NJ's legal appeal line (100.00%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 295 BOONTON AVE | 2025-01 | $525,000 | 1,533 | 98.8% |
| 39 ELM ST | 2025-04 | $650,000 | 1,895 | 76.8% |
| 21 ELM ST | 2025-04 | $427,000 | 1,444 | 100.0% |
| 98 HIGH ST | 2025-04 | $600,000 | 2,097 | 95.7% |
| 88 CAREY AVE | 2025-01 | $575,000 | 1,620 | 93.8% |
| 2 COOK ST | 2026-03 | $555,000 | 1,433 | 80.4% |
| 3 HAROLD J MATHEWS JR CT | 2026-04 | $620,000 | 1,736 | 87.4% |
| 76 CAREY AVE | 2026-04 | $795,000 | 2,382 | 77.1% |
| 60 BROWN AVE | 2026-04 | $640,000 | 1,736 | 89.0% |
| 1 RICHARD CT | 2025-04 | $801,000 | 1,708 | 76.2% |
| 26 ARCH ST | 2026-02 | $490,000 | 1,824 | 97.2% |
| 7 ALPINE DR | 2026-04 | $675,000 | 1,760 | 79.4% |
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