The Fair Share Report
454 E Rd
Middletown, NJ 07718
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 $478,029 – $673,591, 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 $618,930 home should be assessed near $608,718.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $110,618 below what the ratio math suggests (18.2%).
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 $1.395 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
68%118%
Paying about right
This home's ratio lands inside Middletown'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 |
|---|---|---|---|---|
| 63 CAMPBELL ST | 2025-01 | $792,500 | 1,264 | 97.7% |
| 53 FAIRVIEW DR | 2026-02 | $662,000 | 1,254 | 96.7% |
| 858 LINCOLN ST | 2026-03 | $528,000 | 1,320 | 95.3% |
| 49 SEVENTH ST | 2026-06 | $635,000 | 1,184 | 85.9% |
| 350 EAST RD | 2026-06 | $650,000 | 1,228 | 87.5% |
| 512 LEONARDVILLE RD | 2025-04 | $355,000 | 1,226 | 158.3% |
| 22 RICHARD TERR | 2025-01 | $575,000 | 1,296 | 107.1% |
| 7 HEDDIN PL | 2025-06 | $650,000 | 1,318 | 100.9% |
| 63 BAY AVE | 2025-05 | $460,000 | 1,251 | 103.7% |
| 67 VICTORIA PL | 2026-03 | $660,000 | 1,292 | 116.1% |
| 598 EAST RD | 2026-04 | $530,286 | 1,305 | 91.2% |
| 752 NEWMAN SPRINGS RD | 2025-05 | $680,000 | 1,350 | 98.7% |
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