The Fair Share Report
46 Second St E
Florence, NJ 08518
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 $163,437 – $369,384, from 12 comparable Florence 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 Florence assessments sit below market value — republished every October, applied town-wide. A $205,411 home should be assessed near $158,988.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $55,912 above what the ratio math suggests (35.2%).
Step 4 · The tax rate — same for every Florence home
$1.817 Schools · 65% $0.407 County · 15% $0.565 Town · 20%
Step 5 · The bill
This home vs. every recent Florence sale · assessed ÷ market
47%137%
Paying about right
This home's ratio lands inside Florence'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 |
|---|---|---|---|---|
| 118 SIXTH AVE | 2025-12 | $217,000 | 1,629 | 71.8% |
| 118 SIXTH AVE | 2025-11 | $127,500 | 1,629 | 122.3% |
| 26 SECOND ST WEST | 2025-04 | $170,000 | 1,536 | 79.7% |
| 110 FIFTH AVE | 2026-04 | $215,000 | 1,472 | 70.9% |
| 623 THIRD ST WEST | 2025-04 | $180,000 | 1,444 | 79.1% |
| 1000 THIRD ST WEST | 2025-05 | $180,000 | 1,752 | 76.9% |
| 636 FRONT ST EAST | 2025-01 | $145,000 | 1,423 | 111.9% |
| 17 CARTY DRIVE | 2026-03 | $330,000 | 1,592 | 83.3% |
| 14 ASPEN COURT | 2025-03 | $385,000 | 1,598 | 60.6% |
| 324 BIRCH HOLLOW DR | 2025-09 | $370,800 | 1,656 | 57.8% |
| 343 BIRCH HOLLOW DR | 2025-01 | $360,000 | 1,656 | 58.3% |
| 211 THIRD ST WEST | 2025-07 | $325,000 | 1,464 | 55.3% |
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