The Fair Share Report
68 Keep St
Madison, NJ 07940
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 $1,209,050 – $2,172,254, from 12 comparable Madison 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 Madison assessments sit below market value — republished every October, applied town-wide. A $1,854,859 home should be assessed near $1,116,996.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $174,996 below what the ratio math suggests (15.7%).
Step 4 · The tax rate — same for every Madison home
$1.423 Schools · 63% $0.350 County · 16% $0.481 Town · 21%
Step 5 · The bill
This home vs. every recent Madison sale · assessed ÷ market
38%83%
Paying about right
This home's ratio lands inside Madison'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 |
|---|---|---|---|---|
| 47 PARK LN | 2025-05 | $2,200,000 | 3,434 | 47.8% |
| 9 WESTERLY AVE | 2026-03 | $1,335,000 | 2,658 | 52.7% |
| 1 COURSEN WAY | 2025-01 | $1,030,000 | 2,406 | 54.6% |
| 88 POMEROY RD | 2025-08 | $1,900,000 | 2,707 | 62.5% |
| 83 POMEROY RD | 2025-01 | $2,199,000 | 3,325 | 60.1% |
| 25 SPRING GARDEN DR | 2025-06 | $1,153,750 | 2,779 | 56.9% |
| 2 BRANNICK DR | 2025-10 | $2,200,000 | 3,204 | 51.1% |
| 60 WEST LN | 2026-03 | $1,300,000 | 2,243 | 61.6% |
| 24 VINTON RD | 2025-01 | $1,926,123 | 2,567 | 54.6% |
| 20 CRESTVIEW AVE | 2025-05 | $1,331,000 | 2,213 | 52.0% |
| 68 KNOLLWOOD AVE | 2026-05 | $1,800,027 | 2,690 | 39.3% |
| 7 CRESTVIEW AVE | 2025-07 | $1,500,000 | 2,136 | 50.7% |
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