The Fair Share Report
710 Broad St
Florence, NJ 08054
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 $294,700 – $398,685, from 12 comparable Florence 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 Florence assessments sit below market value — republished every October, applied town-wide. A $320,338 home should be assessed near $247,942.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $48,042 below what the ratio math suggests (19.4%).
Step 4 · The tax rate — same for every Florence home
$1.817 Schools · 65% $0.407 County · 15% $0.565 Town · 20%
Step 5 · The bill
This home vs. every recent Florence sale · assessed ÷ market
45%100%
Paying about right
This home's ratio lands inside Florence'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 |
|---|---|---|---|---|
| 211 THIRD ST WEST | 2025-07 | $325,000 | 1,464 | 55.3% |
| 891 THIRD ST EAST | 2026-01 | $325,000 | 1,469 | 80.8% |
| 623 THIRD ST WEST | 2025-04 | $180,000 | 1,444 | 79.1% |
| 717 CHESTNUT ST | 2025-01 | $325,000 | 1,110 | 71.1% |
| 106 BENNET ST | 2025-10 | $330,000 | 1,266 | 73.9% |
| 360 STATION RD | 2025-11 | $365,000 | 1,246 | 72.3% |
| 17 CARTY DRIVE | 2026-03 | $330,000 | 1,592 | 83.3% |
| 110 FIFTH AVE | 2026-04 | $215,000 | 1,472 | 70.9% |
| 14 ASPEN COURT | 2025-03 | $385,000 | 1,598 | 60.6% |
| 314 SIXTH ST EAST | 2025-10 | $427,000 | 1,472 | 52.7% |
| 636 FRONT ST EAST | 2025-01 | $145,000 | 1,423 | 111.9% |
| 710 FIFTH STREET | 2025-08 | $260,000 | 974 | 94.2% |
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