The Fair Share Report
930 Maple Ave
Florence, NJ 08554
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 $302,655 – $400,738, from 12 comparable Florence sales in the past 18 months, at this home's 1,368 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 $356,588 home should be assessed near $275,999.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $32,399 below what the ratio math suggests (11.7%).
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%100%
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 |
|---|---|---|---|---|
| 106 BENNET ST | 2025-10 | $330,000 | 1,266 | 73.9% |
| 891 THIRD ST EAST | 2026-01 | $325,000 | 1,469 | 80.8% |
| 360 STATION RD | 2025-11 | $365,000 | 1,246 | 72.3% |
| 211 THIRD ST WEST | 2025-07 | $325,000 | 1,464 | 55.3% |
| 2173 OLD YORK RD | 2025-08 | $408,000 | 1,248 | 63.3% |
| 314 SIXTH ST EAST | 2025-10 | $427,000 | 1,472 | 52.7% |
| 2100 OLD YORK RD | 2025-10 | $357,500 | 1,120 | 59.3% |
| 2103 US 130 | 2025-01 | $251,000 | 1,182 | 94.6% |
| 59 RIVER BANK DR | 2025-11 | $315,000 | 1,428 | 54.1% |
| 89 RIVER BANK DR | 2025-11 | $340,000 | 1,428 | 48.4% |
| 1009 POTTS MILL RD | 2025-07 | $475,000 | 1,607 | 74.6% |
| 43-3 CARRIAGE STOP PL | 2025-06 | $202,000 | 1,280 | 73.4% |
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