The Fair Share Report
9 John St
Delanco, NJ 08075
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
A touch high — but not appeal-worthy
Above most of Delanco, but below NJ's legal appeal line (70.16%), where a case becomes winnable.
Step 1 · Market value
Likely range $317,425 – $434,446, from 12 comparable Delanco sales in the past 18 months, at this home's 1,770 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Delanco assessments sit below market value — republished every October, applied town-wide. A $348,794 home should be assessed near $212,799.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $35,901 above what the ratio math suggests (16.9%).
Step 4 · The tax rate — same for every Delanco home
$1.820 Schools · 51% $0.541 County · 15% $1.222 Town · 34%
Step 5 · The bill
This home vs. every recent Delanco sale · assessed ÷ market
39%84%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 216 FENIMORE LANE | 2025-10 | $445,000 | 1,813 | 46.4% |
| 15 SHIPPS WAY | 2026-05 | $440,000 | 1,732 | 49.5% |
| 28 SHIPPS WAY | 2025-11 | $433,000 | 1,732 | 49.8% |
| 8 WOLVERTON PLACE | 2025-03 | $460,000 | 1,732 | 56.1% |
| 6 EAGLE LANE | 2025-10 | $280,000 | 1,789 | 66.9% |
| 231 MAGNOLIA LANE | 2026-03 | $299,000 | 1,813 | 65.8% |
| 231 MAGNOLIA LANE | 2026-03 | $235,000 | 1,813 | 83.8% |
| 1 OSMOND WAY | 2026-01 | $334,900 | 1,802 | 46.5% |
| 22 RIVER LANE | 2026-04 | $368,000 | 1,789 | 55.0% |
| 70 RIVER LANE | 2025-08 | $357,500 | 1,789 | 55.5% |
| 44 RIVER LANE | 2026-02 | $339,750 | 1,801 | 59.8% |
| 6 CHARLES CIRCLE | 2025-07 | $335,000 | 1,700 | 44.9% |
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