The Fair Share Report
102 Juniper Ln
Woolwich, NJ 08085
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 $529,406 – $645,657, 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 $598,184 home should be assessed near $384,872.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $29,172 below what the ratio math suggests (7.6%).
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%
Paying about right
This home's ratio lands inside Woolwich'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 |
|---|---|---|---|---|
| 218 BEECH LN | 2025-06 | $425,000 | 2,710 | 73.4% |
| 3 LOCUST LN | 2025-03 | $530,000 | 2,790 | 61.5% |
| 27 HILL FARM WAY | 2025-06 | $585,000 | 2,780 | 55.7% |
| 888 ASHBURN WAY | 2025-09 | $550,000 | 2,579 | 53.7% |
| 114 SARATOGA LN | 2025-11 | $615,000 | 2,724 | 53.3% |
| 174 SPRUCE TRL | 2025-10 | $550,000 | 2,555 | 58.7% |
| 193 YORKTOWN RD | 2026-05 | $670,000 | 2,736 | 50.0% |
| 22 MANSION DR | 2025-01 | $525,000 | 2,867 | 57.9% |
| 209 WINDSOR DR | 2025-12 | $550,000 | 2,960 | 58.8% |
| 325 WELLINGTON WAY | 2025-02 | $595,000 | 2,948 | 55.3% |
| 102 WINDSOR DR | 2025-08 | $625,000 | 2,960 | 55.7% |
| 26 HILL FARM WAY | 2025-09 | $592,214 | 2,674 | 54.2% |
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