The Fair Share Report
701 E Ave
Franklin, NJ 08322
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Franklin's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $280,920 – $379,917, from 12 comparable Franklin 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 Franklin assessments sit below market value — republished every October, applied town-wide. A $337,593 home should be assessed near $197,289.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $38,789 below what the ratio math suggests (19.7%).
Step 4 · The tax rate — same for every Franklin home
$2.153 Schools · 58% $0.732 County · 20% $0.856 Town · 23%
Step 5 · The bill
This home vs. every recent Franklin sale · assessed ÷ market
36%74%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1190 LITTLE MILL RD | 2025-03 | $360,000 | 1,430 | 55.9% |
| 2673 MAIN RD | 2025-03 | $385,000 | 1,404 | 40.3% |
| 2316 COLES MILL RD | 2025-02 | $207,000 | 1,368 | 76.2% |
| 1657 DELSEA DR | 2025-01 | $100,000 | 1,460 | 119.5% |
| 550 FENNEL RD | 2025-06 | $240,000 | 1,500 | 74.2% |
| 600 HOLLY DR | 2025-04 | $360,000 | 1,352 | 58.7% |
| 80 REDWOOD AVE | 2025-02 | $357,000 | 1,420 | 48.1% |
| 2455 GRANT AVE | 2025-08 | $395,000 | 1,550 | 49.8% |
| 1717 COLES MILL RD | 2025-03 | $285,000 | 1,215 | 52.2% |
| 3119 COLES MILL RD | 2025-02 | $270,000 | 1,252 | 53.7% |
| 11 ALLEN AVE | 2025-06 | $265,000 | 1,288 | 48.8% |
| 6520 LAKE RD | 2025-09 | $356,000 | 1,341 | 46.6% |
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