The Fair Share Report
423 Union Ave
Delanco, NJ 08075
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Delanco's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $185,804 – $294,401, from 12 comparable Delanco 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 Delanco assessments sit below market value — republished every October, applied town-wide. A $253,273 home should be assessed near $154,522.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $29,022 below what the ratio math suggests (18.8%).
Step 4 · The tax rate — same for every Delanco home
$1.820 Schools · 51% $0.541 County · 15% $1.222 Town · 34%
Step 5 · The bill
This home vs. every recent Delanco sale · assessed ÷ market
37%76%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 400 BUTTONWOOD ST | 2025-07 | $230,000 | 1,248 | 56.8% |
| 416 POPLAR ST | 2025-06 | $279,900 | 1,314 | 35.8% |
| 635 LAUREL ST | 2026-02 | $345,000 | 1,425 | 45.6% |
| 429 POPLAR ST | 2025-09 | $240,000 | 1,452 | 46.2% |
| 232 WASHINGTON ST | 2025-08 | $135,500 | 1,044 | 78.1% |
| 8 EDWARDS AVE | 2025-08 | $280,000 | 1,184 | 64.0% |
| 223 WALTER AVE | 2025-02 | $307,000 | 1,421 | 55.1% |
| 2824 COLGATE AV | 2025-03 | $320,000 | 1,211 | 54.9% |
| 860 PENNSYLVANIA AVE | 2025-09 | $255,000 | 1,696 | 70.0% |
| 512 UNION AVE | 2025-05 | $185,000 | 1,134 | 77.2% |
| 712 HICKORY ST | 2025-01 | $115,000 | 1,476 | 125.3% |
| 411 ILLINOIS AVENUE | 2025-07 | $325,000 | 1,120 | 46.8% |
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