The Fair Share Report
331 Runyon 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 $380,006 – $523,932, 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 $432,278 home should be assessed near $421,558.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $25,258 below what the ratio math suggests (6.0%).
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 $2.016 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
70%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 |
|---|---|---|---|---|
| 720 VOORHEES AVE | 2025-03 | $460,000 | 1,113 | 94.6% |
| 759 DRAKE AVE | 2025-03 | $527,000 | 972 | 87.3% |
| 17 FISHER AVE | 2025-01 | $450,000 | 888 | 95.7% |
| 130 THIRD ST | 2025-01 | $505,000 | 960 | 86.3% |
| 119 SECOND ST | 2026-03 | $370,000 | 960 | 100.5% |
| 310 HOWARD AVE | 2026-05 | $465,000 | 1,080 | 91.9% |
| 14 NEW ST | 2026-04 | $550,000 | 1,080 | 88.2% |
| 232 STEPHENSON AVE | 2025-03 | $420,000 | 1,085 | 109.6% |
| 404 EDGEWORTH ST | 2025-01 | $328,000 | 1,080 | 167.7% |
| 435 SECOND ST | 2025-06 | $445,000 | 1,040 | 88.4% |
| 325 GILES AVE | 2025-06 | $500,000 | 1,080 | 95.0% |
| 105 MADISON AVE | 2026-01 | $468,000 | 966 | 95.2% |
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