The Fair Share Report
471 Main St
Downe, NJ 08345
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 $157,000 – $259,000, from 8 comparable Downe sales in the past 18 months.
Step 2 · The Director's Ratio
The state's official measure of how far Downe assessments sit below market value — republished every October, applied town-wide. A $208,000 home should be assessed near $163,072.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $3,172 below what the ratio math suggests (1.9%).
Step 4 · The tax rate — same for every Downe home
$1.454 Schools · 50% $1.070 County · 37% $0.407 Town · 14%
Step 5 · The bill
This home vs. every recent Downe sale · assessed ÷ market
31%107%
Paying about right
This home's ratio lands inside Downe'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 |
|---|---|---|---|---|
| 146 FORTESCUE RD | 2025-01 | $209,000 | 896 | 61.8% |
| 540 ACKLEY ROAD | 2025-09 | $350,000 | — | 68.9% |
| 607 MAIN ST | 2025-10 | $208,000 | — | 45.0% |
| 615 OLD BEAVER DAM RD | 2025-01 | $105,000 | 1,110 | 150.1% |
| 554 OLD BEAVER DAM RD | 2026-02 | $157,000 | — | 75.5% |
| 1175 MAIN ST | 2025-11 | $115,000 | — | 79.3% |
| 467-469 HICKMAN AVE | 2025-12 | $208,000 | — | 68.5% |
| 211 MAPLE ST | 2025-11 | $259,000 | — | 29.0% |
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