The Fair Share Report
511 Third Ave
Audubon, NJ 08106
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 $161,827 – $275,959, from 12 comparable Audubon 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 Audubon assessments sit below market value — republished every October, applied town-wide. A $263,306 home should be assessed near $160,643.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $62,043 below what the ratio math suggests (38.6%).
Step 4 · The tax rate — same for every Audubon home
$2.266 Schools · 54% $0.840 County · 20% $1.093 Town · 26%
Step 5 · The bill
This home vs. every recent Audubon sale · assessed ÷ market
30%76%
Paying about right
This home's ratio lands inside Audubon'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 |
|---|---|---|---|---|
| 129 WYOMING AVE | 2025-07 | $268,000 | 1,074 | 60.8% |
| 412 WALNUT ST | 2025-01 | $264,000 | 1,176 | 72.2% |
| 10 TAYLOR AVE | 2026-05 | $297,500 | 1,140 | 43.9% |
| 5 DOWLING AVE | 2025-09 | $180,000 | 1,120 | 65.0% |
| 17 DOWLING AVE | 2025-05 | $289,900 | 1,120 | 39.7% |
| 21 DOWLING AVE | 2025-01 | $279,000 | 1,120 | 41.9% |
| 3 E ATLANTIC AVE | 2025-10 | $275,000 | 1,140 | 52.5% |
| 24 TAYLOR AVE | 2025-07 | $325,000 | 1,140 | 39.4% |
| 19 E ATLANTIC AVE | 2025-04 | $195,000 | 1,140 | 56.4% |
| 19 E ATLANTIC AVE | 2025-02 | $178,000 | 1,140 | 61.8% |
| 130 WALNUT ST | 2025-12 | $295,000 | 1,177 | 45.8% |
| 100 CHERRY ST | 2025-04 | $423,000 | 1,110 | 31.6% |
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