The Fair Share Report
74 Picadilly Cir
Evesham, NJ 08053
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 $601,968 – $727,138, from 12 comparable Evesham sales in the past 18 months, at this home's 2,544 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Evesham assessments sit below market value — republished every October, applied town-wide. A $645,524 home should be assessed near $393,641.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $72,141 below what the ratio math suggests (18.3%).
Step 4 · The tax rate — same for every Evesham home
$2.333 Schools · 68% $0.523 County · 15% $0.595 Town · 17%
Step 5 · The bill
This home vs. every recent Evesham sale · assessed ÷ market
39%76%
Paying about right
This home's ratio lands inside Evesham'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 |
|---|---|---|---|---|
| 8 PICADILLY CIRCLE | 2025-06 | $600,000 | 2,737 | 53.9% |
| 11 SPLIT RAIL LANE | 2025-11 | $600,000 | 2,528 | 52.9% |
| 15 KEATLEY DRIVE | 2025-10 | $610,000 | 2,404 | 54.7% |
| 3 PATRICK HENRY DRIVE | 2025-05 | $690,000 | 2,556 | 54.9% |
| 6 PRINCE ANDREW COURT | 2025-08 | $650,000 | 2,557 | 49.7% |
| 7 ABBOTSFORD DRIVE | 2026-04 | $742,500 | 2,589 | 52.8% |
| 11 ABBOTSFORD DRIVE | 2025-03 | $767,100 | 2,589 | 53.3% |
| 11 COATSBRIDGE DRIVE | 2025-01 | $740,000 | 2,589 | 53.8% |
| 9 MIDWOOD ROAD | 2025-06 | $610,000 | 2,453 | 49.9% |
| 20 EUSTON ROAD | 2025-10 | $589,900 | 2,493 | 54.5% |
| 2 SPLIT RAIL LANE | 2025-10 | $556,000 | 2,493 | 58.0% |
| 19 LURAY LANE | 2025-07 | $695,000 | 2,749 | 48.2% |
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