The Fair Share Report
44 Adele Ct
Middletown, NJ 07701
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 $1,047,984 – $1,321,988, from 12 comparable Middletown 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 Middletown assessments sit below market value — republished every October, applied town-wide. A $1,173,766 home should be assessed near $1,154,399.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $204,601 above what the ratio math suggests (17.7%).
Step 4 · The tax rate — same for every Middletown home
$0.990 Schools · 61% $0.195 County · 12% $0.429 Town · 27%
This home's own bill implies $1.531 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Middletown sale · assessed ÷ market
81%135%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $3,302/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 3 DE RIDDER CT | 2026-04 | $860,000 | 3,402 | 109.7% |
| 174 DEEPDALE DR | 2025-04 | $1,100,000 | 3,221 | 101.2% |
| 203 WOODLAND DR | 2025-01 | $1,080,000 | 3,202 | 100.9% |
| 57 PELICAN RD | 2025-04 | $925,000 | 3,246 | 102.0% |
| 58 FISH HAWK DR | 2026-06 | $1,290,000 | 3,259 | 107.3% |
| 10 COLONY DR | 2025-03 | $1,295,000 | 3,883 | 102.2% |
| 44 TALL TREE RD | 2026-05 | $1,175,000 | 2,977 | 93.2% |
| 83 GREEN MEADOW BLVD | 2026-01 | $1,551,000 | 3,420 | 89.1% |
| 760 HARMONY RD | 2026-03 | $1,200,000 | 3,240 | 83.7% |
| 771 PARK AVE | 2026-06 | $999,000 | 3,256 | 87.1% |
| 239 BORDEN RD | 2025-03 | $999,000 | 3,016 | 107.6% |
| 6 IVY HILL RD | 2025-02 | $1,170,000 | 3,101 | 94.3% |
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