The Fair Share Report
376 40th St
Avalon, NJ 08055
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 $1,498,502 – $2,282,530, from 12 comparable Avalon 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 Avalon assessments sit below market value — republished every October, applied town-wide. A $1,927,313 home should be assessed near $1,046,145.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $402,645 below what the ratio math suggests (38.5%).
Step 4 · The tax rate — same for every Avalon home
$0.032 Schools · 5% $0.313 County · 52% $0.262 Town · 43%
Step 5 · The bill
This home vs. every recent Avalon sale · assessed ÷ market
23%70%
Paying about right
This home's ratio lands inside Avalon'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 |
|---|---|---|---|---|
| 1100 OCEAN DR UNIT 305 | 2025-09 | $2,390,000 | 1,608 | 40.7% |
| 1100 OCEAN DR UNIT 208 | 2025-06 | $1,950,000 | 1,608 | 49.9% |
| 360 39TH ST C-E | 2026-05 | $1,900,000 | 1,600 | 33.4% |
| 280 28TH ST C-N | 2025-06 | $1,450,000 | 1,602 | 44.7% |
| 1100 OCEAN DR UNIT 211 | 2025-06 | $2,275,000 | 1,682 | 47.9% |
| 10 MARINE WAY | 2026-01 | $1,830,000 | 1,691 | 44.2% |
| 25 MARINE WAY | 2025-12 | $2,300,000 | 1,691 | 49.5% |
| 41 MARINE WAY | 2025-07 | $1,775,000 | 1,691 | 64.2% |
| 36 W 24TH STREET | 2026-01 | $2,700,000 | 1,703 | 45.1% |
| 320 40TH STREET | 2025-09 | $1,995,000 | 1,536 | 30.4% |
| 353 39TH ST C-W | 2025-09 | $2,400,000 | 1,804 | 49.8% |
| 301 80TH ST C-B24 | 2026-05 | $1,350,000 | 1,504 | 42.6% |
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