The Fair Share Report
109 Sloop Rd
Stafford, NJ 08050
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 $435,036 – $625,377, from 12 comparable Stafford 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 Stafford assessments sit below market value — republished every October, applied town-wide. A $530,906 home should be assessed near $275,275.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $160,025 above what the ratio math suggests (58.1%).
Step 4 · The tax rate — same for every Stafford home
$1.048 Schools · 40% $0.603 County · 23% $0.972 Town · 37%
This home's own bill implies $1.227 per $100 — well off the general rate. That usually means the town revalued since the last bill.
Step 5 · The bill
This home vs. every recent Stafford sale · assessed ÷ market
64%114%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (59.63%) — roughly $4,197/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 152 JENNINGS ROAD | 2025-04 | $655,000 | 1,568 | 98.8% |
| 208 TIMBERLAKE DRIVE | 2025-03 | $604,500 | 1,568 | 83.0% |
| 275 JENNINGS ROAD | 2026-01 | $550,000 | 1,540 | 91.3% |
| 102 ASH ROAD | 2026-02 | $340,000 | 1,534 | 84.5% |
| 11 ELM ROAD | 2025-02 | $262,000 | 1,534 | 91.5% |
| 6 PLACID COURT | 2026-05 | $535,000 | 1,568 | 89.4% |
| 37 FIR ROAD | 2026-02 | $359,900 | 1,534 | 79.9% |
| 321 TIMBERLAKE DRIVE | 2025-02 | $615,000 | 1,568 | 100.3% |
| 190 SEXTANT ROAD | 2025-01 | $457,000 | 1,579 | 97.2% |
| 245 NEPTUNE DRIVE | 2025-04 | $455,000 | 1,568 | 90.5% |
| 1164 WINDLASS DRIVE | 2026-01 | $465,000 | 1,544 | 97.8% |
| 1505 FORECASTLE AVENUE | 2025-05 | $476,000 | 1,524 | 97.9% |
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