The Fair Share Report
40 E 13th St
Avalon, NJ 08057
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 $3,970,552 – $4,865,152, from 12 comparable Avalon sales in the past 18 months, at this home's 3,522 sq ft.
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 $4,384,232 home should be assessed near $2,379,761.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $291,739 above what the ratio math suggests (12.3%).
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
32%73%
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 |
|---|---|---|---|---|
| 74 W 7TH STREET | 2026-06 | $4,800,000 | 3,467 | 62.5% |
| 1269 FIRST AVENUE | 2025-11 | $3,875,000 | 3,709 | 56.6% |
| 56 W 22ND STREET | 2026-02 | $4,565,000 | 3,552 | 54.3% |
| 169 36TH STREET | 2025-01 | $4,295,000 | 3,420 | 54.7% |
| 118 22ND STREET | 2026-05 | $4,000,000 | 3,246 | 41.0% |
| 274 7TH STREET | 2025-09 | $4,500,000 | 3,615 | 42.8% |
| 55 W 29TH STREET | 2025-04 | $3,175,000 | 3,207 | 63.3% |
| 554 22ND STREET | 2025-05 | $4,125,000 | 3,659 | 44.7% |
| 274 68TH STREET | 2026-05 | $4,000,000 | 3,359 | 60.8% |
| 56 E 22ND STREET | 2025-10 | $4,600,000 | 3,894 | 65.0% |
| 56 E 18TH STREET | 2025-05 | $4,450,000 | 3,340 | 57.4% |
| 270 19TH STREET | 2025-07 | $3,500,000 | 3,355 | 50.3% |
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