The Fair Share Report
45 E 24th St
Avalon, NJ 08062
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 $3,529,607 – $4,382,859, from 12 comparable Avalon 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 Avalon assessments sit below market value — republished every October, applied town-wide. A $3,869,268 home should be assessed near $2,100,239.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $710,761 above what the ratio math suggests (33.8%).
Step 4 · The tax rate — same for every Avalon home
$0.032 Schools · 5% $0.313 County · 52% $0.262 Town · 43%
Step 5 · The bill
This home vs. every recent Avalon sale · assessed ÷ market
32%85%
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 $4,314/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 431 24TH STREET | 2026-01 | $5,925,000 | 3,290 | 37.9% |
| 12 E 17TH STREET | 2025-09 | $4,700,000 | 2,894 | 53.1% |
| 118 22ND STREET | 2026-05 | $4,000,000 | 3,246 | 41.0% |
| 169 36TH STREET | 2025-01 | $4,295,000 | 3,420 | 54.7% |
| 55 W 29TH STREET | 2025-04 | $3,175,000 | 3,207 | 63.3% |
| 274 7TH STREET | 2025-09 | $4,500,000 | 3,615 | 42.8% |
| 174 17TH STREET | 2026-05 | $4,995,000 | 3,616 | 51.8% |
| 46 E 18TH STREET | 2026-02 | $7,495,000 | 3,532 | 53.6% |
| 468 21ST STREET | 2025-06 | $2,425,000 | 3,058 | 43.5% |
| 149 10TH STREET | 2025-08 | $3,775,000 | 3,641 | 68.3% |
| 280 36TH STREET | 2025-04 | $4,395,000 | 3,648 | 62.3% |
| 262 55TH STREET | 2025-04 | $3,599,000 | 2,704 | 47.0% |
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