The Fair Share Report
85 E 18th St
Avalon, NJ 07920
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 $5,824,022 – $8,331,478, from 12 comparable Avalon 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 Avalon assessments sit below market value — republished every October, applied town-wide. A $7,170,636 home should be assessed near $3,892,221.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $5,186,279 above what the ratio math suggests (133.2%).
Step 4 · The tax rate — same for every Avalon home
$0.032 Schools · 5% $0.313 County · 52% $0.262 Town · 43%
Step 5 · The bill
This home vs. every recent Avalon sale · assessed ÷ market
32%161%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (62.42%) — roughly $31,481/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 415 20TH STREET | 2026-03 | $8,087,000 | 4,941 | 47.8% |
| 4120 BAYBERRY ROAD | 2025-10 | $5,200,000 | 5,174 | 51.6% |
| 313 76TH STREET | 2025-10 | $6,500,000 | 4,372 | 44.6% |
| 160 73RD STREET | 2025-11 | $8,000,000 | 5,412 | 69.0% |
| 7749 DUNE DRIVE | 2025-08 | $5,050,000 | 4,156 | 68.5% |
| 7418 DUNE DRIVE | 2025-09 | $6,000,000 | 4,218 | 64.6% |
| 135 77TH STREET | 2025-05 | $6,000,000 | 4,301 | 68.5% |
| 161 39TH STREET | 2025-11 | $6,100,000 | 4,182 | 42.8% |
| 93 W 13TH STREET | 2025-04 | $4,300,000 | 3,970 | 55.3% |
| 4765 FOURTH AVENUE | 2025-06 | $4,400,000 | 3,458 | 60.5% |
| 94 E 24TH STREET | 2026-06 | $10,735,000 | 4,096 | 47.8% |
| 4209 BAYBERRY ROAD | 2025-09 | $7,000,000 | 4,219 | 64.4% |
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