The Fair Share Report
6 Pine Forest Ct
Middle, NJ 08210
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.
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Step 1 · Market value
Likely range $314,511 – $580,116, from 12 comparable Middle 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 Middle assessments sit below market value — republished every October, applied town-wide. A $455,584 home should be assessed near $291,984.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $3,784 below what the ratio math suggests (1.3%).
Step 4 · The tax rate — same for every Middle home
$1.150 Schools · 55% $0.309 County · 15% $0.623 Town · 30%
Step 5 · The bill
This home vs. every recent Middle sale · assessed ÷ market
39%97%
Paying about right
This home's ratio lands inside Middle'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 |
|---|---|---|---|---|
| 20 WYNNDEMERE COURT | 2026-06 | $505,000 | 1,515 | 45.5% |
| 2 SAND DOLLAR DRIVE | 2026-02 | $482,000 | 1,800 | 52.9% |
| 413 HAND AVE #16P | 2025-03 | $280,000 | 1,620 | 58.9% |
| 604 RTE 9 N #D | 2026-04 | $470,000 | 1,728 | 50.7% |
| 1 KIMBLE AVE | 2025-07 | $490,000 | 2,032 | 74.2% |
| 24 MARLYN DRIVE | 2026-04 | $375,000 | 2,147 | 74.6% |
| 600 VICK ST | 2026-02 | $445,000 | 1,504 | 51.7% |
| 1127 STONE HARBOR BLVDB23 | 2026-01 | $1,499,000 | 1,469 | 42.7% |
| 1127 STONE HARBOR BLVDB23 | 2025-09 | $1,250,000 | 1,469 | 51.2% |
| 1127 STONE HARBOR BLVDA20 | 2025-12 | $1,900,000 | 1,938 | 43.8% |
| 18 PINE LANDING WAY | 2025-05 | $475,000 | 1,593 | 60.4% |
| 614 DIAS CREEK RD | 2025-12 | $582,500 | 2,145 | 50.1% |
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