The Fair Share Report
369 Union 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 $298,178 – $489,666, from 12 comparable Middlesex sales in the past 18 months, at this home's 1,122 sq ft.
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 $447,174 home should be assessed near $436,084.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $57,916 above what the ratio math suggests (13.3%).
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 $1.877 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
77%171%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $1,227/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 230 OAK DR | 2025-03 | $360,000 | 1,144 | 116.3% |
| 214 VESPER AVE | 2026-05 | $520,000 | 1,092 | 87.4% |
| 234 OAK DR | 2025-02 | $405,000 | 928 | 108.6% |
| 47B GRAMERCY GARDENS | 2026-03 | $211,500 | 900 | 99.5% |
| 48B GRAMERCY GARDENS | 2025-04 | $196,000 | 900 | 107.3% |
| 47B GRAMERCY GARDENS | 2025-01 | $185,000 | 900 | 113.7% |
| 14 NEW ST | 2026-04 | $550,000 | 1,080 | 88.2% |
| 310 HOWARD AVE | 2026-05 | $465,000 | 1,080 | 91.9% |
| 760 VOORHEES AVE | 2025-01 | $460,000 | 1,092 | 97.8% |
| 13 ORCHARD RD | 2025-04 | $400,000 | 1,449 | 121.3% |
| 85 WILTON AVE | 2026-03 | $435,000 | 1,072 | 76.0% |
| 95 WILTON AVE | 2026-01 | $405,000 | 1,072 | 78.1% |
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