The Fair Share Report
427 D St
Middlesex, NJ 08846
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 Middlesex's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $412,536 – $511,220, from 12 comparable Middlesex 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 Middlesex assessments sit below market value — republished every October, applied town-wide. A $486,864 home should be assessed near $474,790.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $71,390 below what the ratio math suggests (15.0%).
Step 4 · The tax rate — same for every Middlesex home
$1.137 Schools · 54% $0.340 County · 16% $0.643 Town · 30%
This home's own bill implies $1.893 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Middlesex sale · assessed ÷ market
73%122%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 720 VOORHEES AVE | 2025-03 | $460,000 | 1,113 | 94.6% |
| 759 DRAKE AVE | 2025-03 | $527,000 | 972 | 87.3% |
| 103 ROCK LN | 2025-02 | $425,000 | 1,232 | 105.3% |
| 305 HARRIS AVE | 2025-03 | $500,000 | 1,197 | 96.0% |
| 837 VOORHEES AVE | 2026-01 | $460,000 | 1,176 | 104.1% |
| 143 PARKER ST | 2026-01 | $350,000 | 1,317 | 139.4% |
| 225 HARRIS AVE | 2025-05 | $436,000 | 1,209 | 104.2% |
| 310 HOWARD AVE | 2026-05 | $465,000 | 1,080 | 91.9% |
| 760 VOORHEES AVE | 2025-01 | $460,000 | 1,092 | 97.8% |
| 230 OAK DR | 2025-03 | $360,000 | 1,144 | 116.3% |
| 14 NEW ST | 2026-04 | $550,000 | 1,080 | 88.2% |
| 335 EDGEWORTH ST | 2026-06 | $480,000 | 1,152 | 103.7% |
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