The Fair Share Report
560 Sunset Ave
Franklin, NJ 08080
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 $140,013 – $222,260, from 12 comparable Franklin 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 Franklin assessments sit below market value — republished every October, applied town-wide. A $204,335 home should be assessed near $119,413.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $37,513 below what the ratio math suggests (31.4%).
Step 4 · The tax rate — same for every Franklin home
$2.153 Schools · 58% $0.732 County · 20% $0.856 Town · 23%
Step 5 · The bill
This home vs. every recent Franklin sale · assessed ÷ market
31%74%
Paying about right
This home's ratio lands inside Franklin'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 |
|---|---|---|---|---|
| 1376 MARSHALL MILL RD | 2025-01 | $126,000 | 768 | 99.6% |
| 2871 ALBERIC ST | 2026-06 | $250,000 | 840 | 37.9% |
| 27 PINE ST | 2025-10 | $255,000 | 742 | 41.2% |
| 48 PINE ST | 2025-12 | $260,000 | 800 | 38.8% |
| 67 OLD DELSEA DR | 2025-02 | $115,000 | 760 | 66.2% |
| 84 MALAGA LAKE BLVD | 2026-01 | $275,000 | 891 | 38.0% |
| 158 BENTWOOD DR | 2026-01 | $287,000 | 986 | 47.6% |
| 2952 TUCKAHOE RD | 2025-03 | $311,500 | 996 | 41.4% |
| 275 DELAWARE AVE | 2025-01 | $140,000 | 1,008 | 89.8% |
| 21 HILEY AVE | 2025-04 | $239,000 | 464 | 32.5% |
| 399 FRIES MILL RD | 2025-11 | $250,000 | 882 | 49.0% |
| 54 SECOND ST | 2025-03 | $275,000 | 1,008 | 48.5% |
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