The Fair Share Report

4298 Fourth Ave

Avalon, NJ 08088

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

≈ $2,194,870

Likely range $1,983,276 – $2,648,678, from 12 comparable Avalon sales in the past 18 months (home size estimated from assessor data — range widened).

Step 2 · The Director's Ratio

54.28%

The state's official measure of how far Avalon assessments sit below market value — republished every October, applied town-wide. A $2,194,870 home should be assessed near $1,191,375.

Step 3 · Assessed value

$1,955,800

Set at the last town-wide revaluation and mostly frozen since. That's $764,425 above what the ratio math suggests (64.2%).

Step 4 · The tax rate — same for every Avalon home

$0.607 per $100 assessed

$0.032 Schools · 5% $0.313 County · 52% $0.262 Town · 43%

Step 5 · The bill

$11,891/yr

Public schools$627

Cape May County$6,132

Town of Avalon$5,133

Avalon average$10,663

This home vs. every recent Avalon sale · assessed ÷ market

Town median 48.5%

Appeal line 62.42%

This home · 89.1%

32%104%

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 $4,640/yr at stake. NJ appeals are generally due April 1.

The evidence · comparable sales (SR1A usable-sale records)

Address	Sold	Price	Sq ft	Ratio
2928 OCEAN DR C-N	2026-05	$2,100,000	2,002	54.3%
304 78TH ST C-A	2025-12	$1,795,000	1,920	43.8%
2026 SIXTH AVENUE	2025-07	$1,850,000	2,048	40.0%
305 78TH ST C-A	2025-10	$1,850,000	1,872	39.7%
420 24TH STREET	2026-04	$2,297,500	2,153	34.1%
267 35TH STREET	2025-06	$1,950,000	2,191	44.4%
353 39TH ST C-W	2025-09	$2,400,000	1,804	49.8%
315 79TH STREET	2026-03	$2,400,000	1,978	36.9%
7789 DUNE DRIVE	2025-07	$3,600,000	2,139	51.1%
234 33RD STREET	2025-10	$2,050,000	1,872	45.5%
10 MARINE WAY	2026-01	$1,830,000	1,691	44.2%
25 MARINE WAY	2025-12	$2,300,000	1,691	49.5%

Is this your house?

Run your own report →