The Fair Share Report
528 E Rd
Middletown, NJ 07718
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Middletown's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $622,028 – $957,805, from 12 comparable Middletown 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 Middletown assessments sit below market value — republished every October, applied town-wide. A $845,791 home should be assessed near $831,835.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $75,535 below what the ratio math suggests (9.1%).
Step 4 · The tax rate — same for every Middletown home
$0.990 Schools · 61% $0.195 County · 12% $0.429 Town · 27%
This home's own bill implies $1.504 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Middletown sale · assessed ÷ market
74%127%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 11 WILLIAMS AVE | 2025-02 | $590,000 | 1,836 | 102.0% |
| 15 THE VISTA | 2025-01 | $820,000 | 1,758 | 98.5% |
| 4 MERCURY ST | 2026-05 | $799,000 | 1,756 | 89.2% |
| 25 MAJESTIC AVE | 2025-04 | $951,000 | 1,863 | 95.6% |
| 110 JUMPING BROOK RD | 2025-05 | $1,150,000 | 1,904 | 91.3% |
| 12 HILL RD | 2025-01 | $820,000 | 1,956 | 100.5% |
| 9 MAJESTIC AVE | 2025-04 | $906,500 | 1,971 | 102.3% |
| 16 MAJESTIC AVE | 2025-01 | $853,500 | 1,722 | 99.6% |
| 95 ALEXANDER DR | 2025-05 | $900,000 | 1,764 | 100.8% |
| 76 SWARTZEL DR | 2025-04 | $465,000 | 1,747 | 134.7% |
| 15 SUFFOLK LANE | 2025-05 | $726,500 | 2,024 | 104.3% |
| 301 MAIN ST | 2025-02 | $530,000 | 1,910 | 99.3% |
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