The Fair Share Report
602 Pine St
Florence, NJ 08822
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 $278,593 – $391,233, from 12 comparable Florence sales in the past 18 months, at this home's 1,344 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Florence assessments sit below market value — republished every October, applied town-wide. A $320,000 home should be assessed near $247,680.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $43,880 below what the ratio math suggests (17.7%).
Step 4 · The tax rate — same for every Florence home
$1.817 Schools · 65% $0.407 County · 15% $0.565 Town · 20%
Step 5 · The bill
This home vs. every recent Florence sale · assessed ÷ market
47%100%
Paying about right
This home's ratio lands inside Florence'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 |
|---|---|---|---|---|
| 43-3 CARRIAGE STOP PL | 2025-06 | $202,000 | 1,280 | 73.4% |
| 314 SIXTH ST EAST | 2025-10 | $427,000 | 1,472 | 52.7% |
| 2173 OLD YORK RD | 2025-08 | $408,000 | 1,248 | 63.3% |
| 59 RIVER BANK DR | 2025-11 | $315,000 | 1,428 | 54.1% |
| 89 RIVER BANK DR | 2025-11 | $340,000 | 1,428 | 48.4% |
| 1025 POTTS MILL RD | 2025-10 | $425,000 | 1,460 | 69.5% |
| 32 RIVER BANK DR | 2026-04 | $231,675 | 1,570 | 77.2% |
| 360 STATION RD | 2025-11 | $365,000 | 1,246 | 72.3% |
| 106 BENNET ST | 2025-10 | $330,000 | 1,266 | 73.9% |
| 17 CARTY DRIVE | 2026-03 | $330,000 | 1,592 | 83.3% |
| 26 TALL TIMBER LANE | 2026-03 | $300,000 | 1,672 | 91.1% |
| 891 THIRD ST EAST | 2026-01 | $325,000 | 1,469 | 80.8% |
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