The Fair Share Report
7 Second St
Butler, NJ 07405
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 $504,519 – $645,334, from 12 comparable Butler 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 Butler assessments sit below market value — republished every October, applied town-wide. A $572,960 home should be assessed near $498,475.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $12,725 above what the ratio math suggests (2.6%).
Step 4 · The tax rate — same for every Butler home
$1.555 Schools · 62% $0.252 County · 10% $0.704 Town · 28%
This home's own bill implies $2.407 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Butler sale · assessed ÷ market
72%107%
Paying about right
This home's ratio lands inside Butler'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 |
|---|---|---|---|---|
| 75 ARCH ST | 2026-05 | $520,000 | 1,778 | 85.6% |
| 46 MARION AVE | 2025-02 | $325,000 | 1,828 | 147.9% |
| 32 THIRD ST | 2026-04 | $575,000 | 1,751 | 95.1% |
| 124 BARTHOLDI AVE | 2026-04 | $587,000 | 1,965 | 86.7% |
| 239 TERRACE LAKE DR | 2026-04 | $580,000 | 1,944 | 80.4% |
| 104 LEONARD RD | 2025-03 | $560,000 | 1,870 | 90.3% |
| 5 CHARLES A HABER JR CT | 2025-03 | $632,000 | 1,912 | 90.8% |
| 18 STONY HILL RD | 2026-04 | $642,500 | 1,754 | 79.0% |
| 7 ALPINE DR | 2026-04 | $675,000 | 1,760 | 79.4% |
| 1 RICHARD CT | 2025-04 | $801,000 | 1,708 | 76.2% |
| 60 BROWN AVE | 2026-04 | $640,000 | 1,736 | 89.0% |
| 26 ARCH ST | 2026-02 | $490,000 | 1,824 | 97.2% |
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