The Fair Share Report
46 E 23rd St
Avalon, NJ 08202
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 $3,004,689 – $4,414,454, 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 $3,842,739 home should be assessed near $2,085,839.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $729,261 above what the ratio math suggests (35.0%).
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%99%
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 $4,427/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 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% |
| 431 24TH STREET | 2026-01 | $5,925,000 | 3,290 | 37.9% |
| 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% |
| 468 21ST STREET | 2025-06 | $2,425,000 | 3,058 | 43.5% |
| 274 7TH STREET | 2025-09 | $4,500,000 | 3,615 | 42.8% |
| 261 45TH STREET | 2025-09 | $3,575,000 | 2,703 | 44.2% |
| 9 E 11TH STREET | 2025-06 | $4,200,000 | 3,238 | 61.9% |
| 176 24TH STREET | 2025-06 | $3,575,000 | 3,312 | 49.1% |
| 74 W 7TH STREET | 2026-06 | $4,800,000 | 3,467 | 62.5% |
| 283 6TH STREET | 2026-05 | $3,140,000 | 3,019 | 87.6% |
Is this your house?
Run your own report →