The Fair Share Report
82 Ely Ave
Franklin, NJ 08322
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 $438,492 – $703,463, from 12 comparable Franklin sales in the past 18 months, at this home's 2,528 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Franklin assessments sit below market value — republished every October, applied town-wide. A $517,507 home should be assessed near $302,431.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $131 below what the ratio math suggests (0.0%).
Step 4 · The tax rate — same for every Franklin home
$2.153 Schools · 58% $0.732 County · 20% $0.856 Town · 23%
Step 5 · The bill
This home vs. every recent Franklin sale · assessed ÷ market
37%74%
Paying about right
This home's ratio lands inside Franklin'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 |
|---|---|---|---|---|
| 2402 N BLUE BELL RD | 2025-11 | $460,000 | 2,652 | 50.2% |
| 450 FRANKLIN ST | 2025-06 | $519,900 | 2,669 | 53.4% |
| 2815 MAIN RD | 2025-10 | $630,000 | 2,264 | 38.3% |
| 2333 TUCKAHOE RD | 2025-09 | $590,000 | 2,118 | 44.5% |
| 1800 COLES MILL RD | 2025-12 | $868,000 | 2,732 | 38.3% |
| 1780 COLES MILL RD | 2025-12 | $565,000 | 2,760 | 48.3% |
| 854 WHITEHALL RD | 2025-04 | $438,000 | 2,200 | 49.1% |
| 770 WHITEHALL RD | 2025-09 | $465,000 | 2,904 | 52.6% |
| 396 TAYLOR RD | 2025-03 | $585,000 | 2,040 | 46.9% |
| 1112 FRIES MILL RD | 2025-12 | $530,000 | 2,136 | 44.1% |
| 1686 CATAWBA AVE | 2026-02 | $480,000 | 2,247 | 58.1% |
| 65 STEPHANIE DR | 2026-02 | $330,000 | 2,290 | 78.8% |
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