The Fair Share Report
47 E Pine St
Audubon, NJ 08106
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 $414,426 – $535,738, from 12 comparable Audubon 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 Audubon assessments sit below market value — republished every October, applied town-wide. A $516,400 home should be assessed near $315,056.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $47,456 below what the ratio math suggests (15.1%).
Step 4 · The tax rate — same for every Audubon home
$2.266 Schools · 54% $0.840 County · 20% $1.093 Town · 26%
Step 5 · The bill
This home vs. every recent Audubon sale · assessed ÷ market
34%76%
Paying about right
This home's ratio lands inside Audubon'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 |
|---|---|---|---|---|
| 529 WASHINGTON TER | 2026-03 | $325,000 | 1,781 | 73.4% |
| 127 EDGEWOOD AVE | 2025-01 | $450,000 | 2,072 | 49.9% |
| 240 WARD AVE | 2025-08 | $490,000 | 1,838 | 47.9% |
| 143 PARIS AVE | 2025-02 | $535,000 | 2,046 | 48.6% |
| 151 S BARRETT AVE | 2025-06 | $467,500 | 1,736 | 51.3% |
| 200 PARK PL | 2025-01 | $455,000 | 2,006 | 58.1% |
| 225 CRYSTAL LAKE AVE | 2025-10 | $575,000 | 1,824 | 44.5% |
| 205 YALE RD | 2025-10 | $440,000 | 1,680 | 53.9% |
| 236 S LECATO AVE | 2026-05 | $583,750 | 2,000 | 45.2% |
| 235 OAKLAND AVE | 2025-11 | $240,000 | 1,860 | 102.9% |
| 178 YALE RD | 2025-04 | $460,000 | 1,778 | 56.8% |
| 229 S LECATO AVE | 2026-03 | $485,000 | 1,680 | 41.2% |
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