The Fair Share Report
886 Third St E
Florence, NJ 08518
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 $108,333 – $277,618, from 12 comparable Florence sales in the past 18 months, at this home's 1,040 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Florence assessments sit below market value — republished every October, applied town-wide. A $215,578 home should be assessed near $166,857.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $58,943 above what the ratio math suggests (35.3%).
Step 4 · The tax rate — same for every Florence home
$1.817 Schools · 65% $0.407 County · 15% $0.565 Town · 20%
Step 5 · The bill
This home vs. every recent Florence sale · assessed ÷ market
47%214%
Paying about right
This home's ratio lands inside Florence'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 |
|---|---|---|---|---|
| 6-5 FLORENCE TOLLGATE PL | 2025-10 | $111,000 | 960 | 49.5% |
| 40-3 FLORENCE TOLLGATE PL | 2025-08 | $100,000 | 960 | 55.0% |
| 7-5 FLORENCE TOLLGATE PL | 2025-06 | $70,000 | 960 | 78.6% |
| 23-6 FLORENCE TOLLGATE PL | 2025-02 | $127,500 | 960 | 54.5% |
| 710 FIFTH STREET | 2025-08 | $260,000 | 974 | 94.2% |
| 106 BENNET ST | 2025-10 | $330,000 | 1,266 | 73.9% |
| 360 STATION RD | 2025-11 | $365,000 | 1,246 | 72.3% |
| 2100 OLD YORK RD | 2025-10 | $357,500 | 1,120 | 59.3% |
| 38-3 FLORENCE TOLLGATE PL | 2026-01 | $41,000 | 774 | 101.2% |
| 18-3 FLORENCE TOLLGATE PL | 2025-02 | $52,500 | 774 | 85.7% |
| 314 SIXTH ST EAST | 2025-10 | $427,000 | 1,472 | 52.7% |
| 17 CARTY DRIVE | 2026-03 | $330,000 | 1,592 | 83.3% |
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