The Fair Share Report
634 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 $241,300 – $298,795, 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 $277,682 home should be assessed near $166,720.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $61,120 below what the ratio math suggests (36.7%).
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%
Keep quiet and enjoy it
This home's assessment ratio sits below the Magnolia pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 621 E EVESHAM ROAD | 2026-04 | $275,000 | 936 | 40.8% |
| 119 W MADISON AVE | 2026-02 | $345,000 | 1,065 | 39.7% |
| 413 N WARWICK RD | 2025-09 | $260,000 | 912 | 45.0% |
| 110 MARION AVE | 2025-06 | $290,000 | 912 | 46.9% |
| 510 JOHNSON PL | 2026-03 | $350,000 | 912 | 42.1% |
| 206 S CUMBERLAND AVE | 2025-02 | $255,000 | 960 | 54.0% |
| 204 E WASHINGTON AVE | 2025-04 | $233,500 | 1,252 | 60.3% |
| 302 N ALBERTSON AVE | 2025-07 | $305,000 | 960 | 40.4% |
| 207 N ALBERTSON AVE | 2025-06 | $299,900 | 960 | 44.3% |
| 302 WASHINGTON AVE | 2026-02 | $269,000 | 1,288 | 50.4% |
| 220 E LAFAYETTE AVE | 2025-09 | $295,000 | 988 | 47.4% |
| 126 N KING ST | 2025-04 | $310,000 | 1,016 | 46.1% |
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