The Fair Share Report
5 Rustic Pl
Middletown, NJ 07748
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 $724,187 – $898,440, 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 $796,648 home should be assessed near $783,503.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $169,403 below what the ratio math suggests (21.6%).
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 $1.503 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
63%118%
Keep quiet and enjoy it
This home's assessment ratio sits below the Middletown pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 4 MERCURY ST | 2026-05 | $799,000 | 1,756 | 89.2% |
| 15 THE VISTA | 2025-01 | $820,000 | 1,758 | 98.5% |
| 66 FISH HAWK DR | 2026-03 | $890,000 | 1,676 | 96.3% |
| 75 FIELD AVE | 2025-03 | $725,000 | 1,700 | 98.1% |
| 16 MAJESTIC AVE | 2025-01 | $853,500 | 1,722 | 99.6% |
| 95 ALEXANDER DR | 2025-05 | $900,000 | 1,764 | 100.8% |
| 158 STATESIR PL | 2025-01 | $840,000 | 1,832 | 94.2% |
| 42 LINCOLN CIR WEST | 2026-01 | $627,000 | 1,792 | 108.3% |
| 11 WILLIAMS AVE | 2025-02 | $590,000 | 1,836 | 102.0% |
| 42 DAVID TERR | 2026-03 | $740,000 | 1,744 | 103.9% |
| 62 RICHARD TERR | 2025-04 | $752,500 | 1,544 | 95.8% |
| 2 MIRIAM PL | 2025-01 | $715,000 | 1,550 | 99.9% |
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