The Fair Share Report
509 Hydrangea Dr
Mt Laurel, NJ 08054
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 $377,581 – $425,064, 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 $398,768 home should be assessed near $239,420.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $3,020 below what the ratio math suggests (1.3%).
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%
A touch high — worth watching
This home's ratio sits above most of Mount Laurel, but doesn't clear NJ's legal appeal line (69.05%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 8006 NORMANDY DR | 2026-01 | $420,000 | 1,831 | 52.4% |
| 8502 NORMANDY DR | 2025-07 | $468,000 | 1,831 | 48.7% |
| 5806 COVENTRY WAY | 2025-01 | $365,000 | 1,799 | 54.7% |
| 1404 WHARTON RD | 2025-11 | $345,000 | 1,734 | 53.9% |
| 1401 WHARTON RD | 2025-11 | $376,000 | 1,734 | 49.4% |
| 1002 WHARTON RD | 2025-03 | $361,500 | 1,734 | 51.4% |
| 1104 WHARTON RD | 2025-02 | $350,000 | 1,734 | 53.7% |
| 5 CHRISTOPHER MILLS DR | 2026-05 | $534,000 | 1,826 | 52.8% |
| 601 WHARTON RD | 2025-10 | $360,000 | 1,734 | 52.4% |
| 48 CLIFFORD CT | 2026-04 | $550,000 | 1,806 | 44.2% |
| 802 OSWEGO CT | 2025-03 | $350,000 | 1,693 | 51.8% |
| 506 OSWEGO CT | 2025-03 | $360,000 | 1,693 | 51.3% |
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