The Fair Share Report
1 James Ct
Woolwich, NJ 08085
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.
This home's payments are about right
It sits inside Woolwich's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $605,732 – $691,261, from 12 comparable Woolwich 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 Woolwich assessments sit below market value — republished every October, applied town-wide. A $652,625 home should be assessed near $419,899.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $26,799 below what the ratio math suggests (6.4%).
Step 4 · The tax rate — same for every Woolwich home
$2.090 Schools · 62% $0.706 County · 21% $0.580 Town · 17%
Step 5 · The bill
This home vs. every recent Woolwich sale · assessed ÷ market
48%79%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 2 JUDYS HOMEPLACE | 2025-05 | $650,000 | 2,971 | 51.8% |
| 1 BLUE SPRUCE LN | 2025-08 | $625,000 | 2,916 | 60.5% |
| 126 WINDING WAY | 2025-07 | $660,000 | 2,872 | 58.4% |
| 108 HEATHERTON RD | 2025-04 | $590,000 | 3,000 | 58.4% |
| 305 BRIARWOOD LN | 2025-09 | $705,000 | 2,844 | 57.8% |
| 20 KINGS CT | 2025-06 | $655,000 | 2,780 | 64.1% |
| 2 TERRYS TER | 2025-07 | $636,900 | 3,368 | 55.6% |
| 35 NOCENTINO DR | 2025-06 | $630,000 | 3,002 | 59.0% |
| 42 MARATHON DR | 2025-05 | $615,000 | 2,804 | 56.1% |
| 176 PATRICIA DR | 2025-11 | $790,000 | 3,179 | 57.7% |
| 261 BACK CREEK RD | 2026-06 | $650,000 | 3,170 | 64.8% |
| 124 KIRSCHLING DR | 2025-07 | $575,000 | 2,804 | 59.3% |
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