The Fair Share Report
650 22nd St
Avalon, NJ 08077
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 $2,523,996 – $4,937,501, from 12 comparable Avalon 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 Avalon assessments sit below market value — republished every October, applied town-wide. A $3,555,306 home should be assessed near $1,929,820.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $215,280 above what the ratio math suggests (11.2%).
Step 4 · The tax rate — same for every Avalon home
$0.032 Schools · 5% $0.313 County · 52% $0.262 Town · 43%
Step 5 · The bill
This home vs. every recent Avalon sale · assessed ÷ market
32%90%
Paying about right
This home's ratio lands inside Avalon'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 |
|---|---|---|---|---|
| 12 E 17TH STREET | 2025-09 | $4,700,000 | 2,894 | 53.1% |
| 885 21ST STREET | 2025-11 | $3,775,000 | 2,499 | 54.6% |
| 262 55TH STREET | 2025-04 | $3,599,000 | 2,704 | 47.0% |
| 712 SUNRISE DRIVE | 2025-08 | $2,300,000 | 2,822 | 55.6% |
| 261 45TH STREET | 2025-09 | $3,575,000 | 2,703 | 44.2% |
| 431 24TH STREET | 2026-01 | $5,925,000 | 3,290 | 37.9% |
| 435 20TH STREET | 2025-09 | $4,900,000 | 2,489 | 49.9% |
| 437 20TH STREET | 2025-09 | $4,850,000 | 2,489 | 50.4% |
| 455 21ST STREET | 2025-09 | $2,625,000 | 2,845 | 43.0% |
| 3429 DUNE DRIVE | 2026-04 | $3,175,000 | 2,751 | 56.7% |
| 128 16TH STREET | 2026-01 | $2,650,000 | 2,701 | 55.1% |
| 3328 OCEAN DRIVE | 2025-11 | $2,995,000 | 2,785 | 48.0% |
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