The Fair Share Report
734 E Evesham Ave
Magnolia, NJ 08049
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 $216,436 – $394,196, from 12 comparable Magnolia 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 Magnolia assessments sit below market value — republished every October, applied town-wide. A $325,807 home should be assessed near $195,615.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $25,515 below what the ratio math suggests (13.0%).
Step 4 · The tax rate — same for every Magnolia home
$2.591 Schools · 52% $1.007 County · 20% $1.369 Town · 28%
Step 5 · The bill
This home vs. every recent Magnolia sale · assessed ÷ market
35%84%
Paying about right
This home's ratio lands inside Magnolia'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 |
|---|---|---|---|---|
| 405 E EVESHAM AV | 2025-05 | $375,000 | 1,684 | 44.5% |
| 501 W MADISON LN | 2025-04 | $235,000 | 1,704 | 61.5% |
| 503 PASADENA DR | 2026-05 | $408,000 | 1,660 | 45.2% |
| 130 W MONROE AVE | 2026-02 | $210,000 | 1,402 | 78.5% |
| 121 LAFAYETTE AVE | 2026-02 | $275,000 | 1,671 | 77.0% |
| 115 S GLOUCESTER AVE | 2025-11 | $231,000 | 1,200 | 64.0% |
| 114 E JEFFERSON AVE | 2025-11 | $355,000 | 1,212 | 46.7% |
| 515 N WALNUT AVE | 2025-09 | $325,000 | 1,488 | 47.4% |
| 417 W WASHINGTON AVE | 2025-10 | $345,000 | 1,300 | 45.2% |
| 302 WASHINGTON AVE | 2026-02 | $269,000 | 1,288 | 50.4% |
| 726 W MADISON AVE | 2025-10 | $360,000 | 1,694 | 41.8% |
| 604 W HARRISON AVE | 2025-02 | $315,000 | 1,628 | 51.8% |
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