The Fair Share Report
8 Third St
Butler, NJ 07405
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 $465,187 – $630,194, from 12 comparable Butler 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 Butler assessments sit below market value — republished every October, applied town-wide. A $570,168 home should be assessed near $496,046.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $81,246 below what the ratio math suggests (16.4%).
Step 4 · The tax rate — same for every Butler home
$1.555 Schools · 62% $0.252 County · 10% $0.704 Town · 28%
This home's own bill implies $2.411 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Butler sale · assessed ÷ market
60%105%
Paying about right
This home's ratio lands inside Butler'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 |
|---|---|---|---|---|
| 29 SUNSET AVE | 2026-05 | $617,140 | 1,329 | 77.8% |
| 19 OGDEN TER | 2026-03 | $575,000 | 1,305 | 85.6% |
| 21 ELM ST | 2025-04 | $427,000 | 1,444 | 100.0% |
| 2 COOK ST | 2026-03 | $555,000 | 1,433 | 80.4% |
| 26 ADALIST AVE | 2025-05 | $555,000 | 1,305 | 84.1% |
| 94 TERRACE AVE | 2025-06 | $500,000 | 1,190 | 83.2% |
| 88 CAREY AVE | 2025-01 | $575,000 | 1,620 | 93.8% |
| 11 COTTER AVE | 2025-06 | $525,000 | 1,428 | 82.5% |
| 34 LAKEVIEW AVE | 2026-05 | $527,000 | 1,152 | 86.5% |
| 32 THIRD ST | 2026-04 | $575,000 | 1,751 | 95.1% |
| 233 BOONTON AVE | 2026-01 | $675,000 | 1,196 | 78.2% |
| 86 RESERVOIR AVE | 2026-03 | $531,500 | 984 | 71.9% |
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