The Fair Share Report
504 Hydrangea Dr
Mt Laurel, NJ 08055
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Mount Laurel's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $444,089 – $545,785, from 12 comparable Mount Laurel 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 Mount Laurel assessments sit below market value — republished every October, applied town-wide. A $506,308 home should be assessed near $303,987.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $58,087 below what the ratio math suggests (19.1%).
Step 4 · The tax rate — same for every Mount Laurel home
$2.107 Schools · 67% $0.495 County · 16% $0.525 Town · 17%
Step 5 · The bill
This home vs. every recent Mount Laurel sale · assessed ÷ market
36%75%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 737 CASCADE DR NORTH | 2025-07 | $520,000 | 1,975 | 49.5% |
| 71 PEPPERGRASS DR SO | 2026-03 | $550,000 | 2,001 | 44.0% |
| 21 HILLSIDE LA | 2025-12 | $635,000 | 1,947 | 57.8% |
| 1 stokes rd | 2025-06 | $505,000 | 2,040 | 52.3% |
| 14 VASSAR RD | 2025-07 | $600,000 | 1,947 | 53.4% |
| 8006 NORMANDY DR | 2026-01 | $420,000 | 1,831 | 52.4% |
| 12 BARTON WAY | 2025-05 | $535,000 | 2,122 | 55.1% |
| 8502 NORMANDY DR | 2025-07 | $468,000 | 1,831 | 48.7% |
| 606 CASCADE DR SOUTH | 2025-06 | $405,000 | 1,819 | 56.8% |
| 13 HOLLOWELL WAY | 2025-08 | $462,999 | 1,796 | 46.6% |
| 21 LAVISTER DR | 2026-01 | $410,000 | 1,894 | 56.8% |
| 89 PEPPERGRASS DR SO | 2025-12 | $517,000 | 1,747 | 46.7% |
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