The Fair Share Report
41 E 22nd St
Avalon, NJ 08202
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 $1,483,240 – $2,827,820, 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 $2,412,545 home should be assessed near $1,309,529.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $705,971 above what the ratio math suggests (53.9%).
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%141%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (62.42%) — roughly $4,285/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 274 52ND STREET | 2025-04 | $2,555,266 | 1,623 | 39.7% |
| 237 63RD STREET | 2026-04 | $3,000,000 | 1,761 | 47.2% |
| 238 56TH STREET | 2025-11 | $3,000,000 | 1,632 | 42.2% |
| 76 W 21ST STREET | 2026-02 | $2,699,000 | 1,716 | 49.4% |
| 2248 AVALON AVE C-B | 2025-04 | $1,425,000 | 1,332 | 36.6% |
| 2988 FIRST AVENUE | 2026-02 | $2,935,407 | 1,568 | 34.1% |
| 169 59TH STREET | 2026-06 | $5,250,000 | 1,372 | 57.4% |
| 55 W 22ND STREET | 2025-10 | $2,500,000 | 1,658 | 48.0% |
| 694 21ST STREET | 2025-09 | $1,296,000 | 1,497 | 40.7% |
| 360 39TH ST C-E | 2026-05 | $1,900,000 | 1,600 | 33.4% |
| 301 80TH ST C-B24 | 2026-05 | $1,350,000 | 1,504 | 42.6% |
| 1100 OCEAN DR UNIT 305 | 2025-09 | $2,390,000 | 1,608 | 40.7% |
Is this your house?
Run your own report →