The Fair Share Report
413 Maple Ave
Audubon, NJ 08046
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 $261,320 – $379,261, from 12 comparable Audubon 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 Audubon assessments sit below market value — republished every October, applied town-wide. A $302,824 home should be assessed near $184,753.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $14,753 below what the ratio math suggests (8.0%).
Step 4 · The tax rate — same for every Audubon home
$2.266 Schools · 54% $0.840 County · 20% $1.093 Town · 26%
Step 5 · The bill
This home vs. every recent Audubon sale · assessed ÷ market
34%76%
Paying about right
This home's ratio lands inside Audubon'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 |
|---|---|---|---|---|
| 24 N BARRETT AVE | 2025-06 | $400,000 | 1,047 | 47.3% |
| 140 S DAVIS AVE | 2025-09 | $375,000 | 1,084 | 34.7% |
| 12 S HAVILAND AVE | 2026-04 | $385,000 | 1,081 | 43.8% |
| 226 PARK PL | 2025-10 | $335,000 | 1,076 | 62.6% |
| 612 W GRAISBURY AVE | 2025-03 | $300,000 | 1,026 | 71.2% |
| 129 WYOMING AVE | 2025-07 | $268,000 | 1,074 | 60.8% |
| 29 PAYSON AVE | 2025-02 | $265,000 | 1,039 | 62.3% |
| 553 W GRAISBURY AVE | 2026-02 | $286,000 | 1,008 | 59.1% |
| 249 S DAVIS AVE | 2025-11 | $310,000 | 1,080 | 53.6% |
| 263 S HAVILAND AVE | 2025-05 | $160,000 | 1,042 | 105.3% |
| 138 YALE RD | 2025-02 | $405,000 | 1,064 | 45.9% |
| 449 AUDUBON AVE | 2025-06 | $345,000 | 1,178 | 46.4% |
Is this your house?
Run your own report →