The Fair Share Report
43 E Pine St
Audubon, NJ 08106
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 $400,172 – $481,529, 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 $431,414 home should be assessed near $263,206.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $66,506 below what the ratio math suggests (25.3%).
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 |
|---|---|---|---|---|
| 340 W GRAISBURY AVE | 2025-04 | $405,000 | 1,598 | 54.3% |
| 120 CEDARCROFT AVE | 2026-06 | $450,000 | 1,576 | 39.1% |
| 215 W PINE ST | 2025-07 | $405,000 | 1,586 | 51.6% |
| 162 PRINCETON RD | 2025-11 | $485,000 | 1,692 | 43.4% |
| 25 W MERCHANT ST | 2025-01 | $430,000 | 1,614 | 60.5% |
| 50 BELOIT AVE | 2026-05 | $481,000 | 1,632 | 31.1% |
| 63 CENTRAL AVE | 2026-02 | $550,000 | 1,514 | 36.4% |
| 231 VIRGINIA AVE | 2026-04 | $400,000 | 1,683 | 53.5% |
| 108 CEDARCROFT AVE | 2025-02 | $415,000 | 1,749 | 56.4% |
| 205 YALE RD | 2025-10 | $440,000 | 1,680 | 53.9% |
| 11 CENTRAL AVE | 2026-06 | $299,000 | 1,574 | 65.1% |
| 271 WASHINGTON TER | 2025-08 | $655,000 | 1,714 | 34.4% |
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