The Fair Share Report
509 Leon Ave
Delran, NJ 08053
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 $306,318 – $377,918, from 12 comparable Delran sales in the past 18 months, at this home's 1,050 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Delran assessments sit below market value — republished every October, applied town-wide. A $337,406 home should be assessed near $177,341.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $541 below what the ratio math suggests (0.3%).
Step 4 · The tax rate — same for every Delran home
$2.457 Schools · 64% $0.571 County · 15% $0.817 Town · 21%
Step 5 · The bill
This home vs. every recent Delran sale · assessed ÷ market
36%66%
Paying about right
This home's ratio lands inside Delran'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 |
|---|---|---|---|---|
| 410 CHESTER AVE | 2025-11 | $299,900 | 1,028 | 48.8% |
| 321 JUNIATA AVE | 2025-11 | $320,000 | 1,028 | 51.6% |
| 325 JUNIATA AVE | 2025-05 | $370,000 | 1,028 | 42.3% |
| 325 JUNIATA AVE | 2025-03 | $205,000 | 1,028 | 76.4% |
| 319 JUNIATA AVE | 2025-07 | $425,000 | 1,028 | 40.0% |
| 909 SMITH ST | 2025-08 | $365,000 | 1,080 | 46.1% |
| 2 RESERVE AVE | 2025-07 | $349,000 | 1,050 | 36.2% |
| 500 MAIN ST | 2025-01 | $359,900 | 1,120 | 47.5% |
| 197 WESTOVER DR | 2026-03 | $455,000 | 1,040 | 43.7% |
| 202 ARCH ST | 2025-05 | $350,000 | 1,136 | 47.4% |
| 225 BENTWOOD DR | 2025-09 | $400,000 | 1,092 | 41.9% |
| 521 LEON AVE | 2026-04 | $340,000 | 1,130 | 47.5% |
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