The Fair Share Report
515 E Evesham Ave
Magnolia, NJ 08049
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 $207,459 – $336,733, from 12 comparable Magnolia 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 Magnolia assessments sit below market value — republished every October, applied town-wide. A $281,666 home should be assessed near $169,112.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $48,312 below what the ratio math suggests (28.6%).
Step 4 · The tax rate — same for every Magnolia home
$2.591 Schools · 52% $1.007 County · 20% $1.369 Town · 28%
Step 5 · The bill
This home vs. every recent Magnolia sale · assessed ÷ market
30%80%
Paying about right
This home's ratio lands inside Magnolia'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 |
|---|---|---|---|---|
| 214 W LINCOLN AVE | 2026-06 | $380,000 | 1,238 | 37.7% |
| 119 W MADISON AVE | 2026-02 | $345,000 | 1,065 | 39.7% |
| 130 W EVESHAM AVE | 2025-10 | $255,000 | 1,092 | 50.3% |
| 347 W MONROE AVE | 2026-03 | $215,000 | 1,088 | 64.5% |
| 612 N WALNUT AVE | 2026-03 | $275,000 | 1,100 | 47.9% |
| 104 W ADAMS AVE | 2025-10 | $318,000 | 1,075 | 42.6% |
| 113 E EVESHAM AVE | 2025-01 | $287,000 | 1,130 | 50.1% |
| 204 E WASHINGTON AVE | 2025-04 | $233,500 | 1,252 | 60.3% |
| 122 E LAFAYETTE AVE | 2025-03 | $310,000 | 1,080 | 43.2% |
| 322 WASHINGTON AVE | 2026-04 | $230,000 | 1,168 | 62.4% |
| 323 W JACKSON AVE | 2026-02 | $117,000 | 1,196 | 109.2% |
| 702 W LINCOLN AVE | 2026-04 | $300,000 | 1,080 | 45.8% |
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