The Fair Share Report
71 Lanning St
Ewing, NJ 08618
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.
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Step 1 · Market value
Likely range $166,877 – $401,051, from 12 comparable Ewing 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 Ewing assessments sit below market value — republished every October, applied town-wide. A $275,786 home should be assessed near $174,297.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $44,197 below what the ratio math suggests (25.4%).
Step 4 · The tax rate — same for every Ewing home
$2.100 Schools · 52% $0.894 County · 22% $1.057 Town · 26%
Step 5 · The bill
This home vs. every recent Ewing sale · assessed ÷ market
27%83%
Paying about right
This home's ratio lands inside Ewing'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 |
|---|---|---|---|---|
| 46 ROSEDALE AVE | 2025-06 | $246,000 | 1,112 | 61.1% |
| 46 ROSEDALE AVE | 2025-04 | $180,000 | 1,112 | 83.6% |
| 9 WORTHINGTON DR | 2025-09 | $379,900 | 1,164 | 57.1% |
| 42 RUNNING BROOK RD W | 2026-04 | $450,000 | 1,144 | 46.4% |
| 16 BLUE GRASS DR | 2025-06 | $380,000 | 1,144 | 53.0% |
| 5 SHELBURNE DR | 2025-09 | $390,000 | 1,118 | 43.7% |
| 860 LOWER FERRY RD #6-D | 2025-10 | $150,000 | 1,260 | 40.1% |
| 15 KILMER DR | 2025-10 | $351,000 | 1,166 | 53.7% |
| 32 SHERBROOKE RD | 2025-07 | $430,000 | 1,166 | 46.4% |
| 140 CRESCENT AVE | 2026-05 | $300,000 | 1,200 | 57.6% |
| 860 LOWER FERRY RD #2-K | 2026-04 | $130,000 | 1,276 | 38.3% |
| 860 LOWER FERRY RD #5-F | 2025-04 | $150,000 | 1,276 | 32.9% |
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