The Fair Share Report
513 Union Ave
Delanco, NJ 08075
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 $229,688 – $337,495, from 12 comparable Delanco sales in the past 18 months, at this home's 1,394 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Delanco assessments sit below market value — republished every October, applied town-wide. A $296,941 home should be assessed near $181,164.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $44,164 below what the ratio math suggests (24.4%).
Step 4 · The tax rate — same for every Delanco home
$1.820 Schools · 51% $0.541 County · 15% $1.222 Town · 34%
Step 5 · The bill
This home vs. every recent Delanco sale · assessed ÷ market
35%76%
Paying about right
This home's ratio lands inside Delanco'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 |
|---|---|---|---|---|
| 223 WALTER AVE | 2025-02 | $307,000 | 1,421 | 55.1% |
| 712 HICKORY ST | 2025-01 | $115,000 | 1,476 | 125.3% |
| 400 BURLINGTON AVE | 2026-02 | $275,000 | 1,669 | 48.3% |
| 635 LAUREL ST | 2026-02 | $345,000 | 1,425 | 45.6% |
| 429 POPLAR ST | 2025-09 | $240,000 | 1,452 | 46.2% |
| 416 POPLAR ST | 2025-06 | $279,900 | 1,314 | 35.8% |
| 323 WALNUT ST | 2025-12 | $320,000 | 1,296 | 49.9% |
| 300 VINE ST | 2025-04 | $400,000 | 1,638 | 43.8% |
| 318 CENTER AVE | 2025-05 | $345,000 | 1,312 | 53.2% |
| 400 BUTTONWOOD ST | 2025-07 | $230,000 | 1,248 | 56.8% |
| 232 WASHINGTON ST | 2025-08 | $135,500 | 1,044 | 78.1% |
| 221 MAPLE AVENUE | 2025-01 | $335,000 | 1,487 | 49.3% |
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