The Fair Share Report
11 Elycroft Ave E
Rockaway, NJ 07866
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 $521,574 – $628,889, from 12 comparable Rockaway 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 Rockaway assessments sit below market value — republished every October, applied town-wide. A $563,333 home should be assessed near $378,898.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $120,998 below what the ratio math suggests (31.9%).
Step 4 · The tax rate — same for every Rockaway home
$2.087 Schools · 62% $0.315 County · 9% $0.966 Town · 29%
Step 5 · The bill
This home vs. every recent Rockaway sale · assessed ÷ market
36%83%
Keep quiet and enjoy it
This home's assessment ratio sits below the Rockaway pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 18 DUNCAN LN | 2026-04 | $555,000 | 1,310 | 47.5% |
| 26 STEPHEN PL | 2026-05 | $525,000 | 1,312 | 52.0% |
| 86 KELLER AVE | 2026-02 | $475,000 | 1,264 | 54.2% |
| 158 ROCKAWAY AVE | 2026-06 | $570,000 | 1,224 | 41.5% |
| 34 CHESTER AVE | 2025-10 | $525,000 | 1,190 | 46.9% |
| 78 FARVIEW RD | 2025-08 | $470,000 | 1,433 | 56.0% |
| 39 VALLEY VIEW RD | 2025-10 | $575,000 | 1,433 | 49.4% |
| 7 FARVIEW RD | 2025-04 | $520,000 | 1,296 | 53.6% |
| 11 JAMES CT | 2025-04 | $620,000 | 1,641 | 48.5% |
| 55 ELYCROFT AVE W | 2025-09 | $600,000 | 1,299 | 52.0% |
| 14 HEMLOCK RD | 2025-10 | $325,000 | 1,190 | 81.2% |
| 77 HALSEY AVE | 2025-05 | $500,000 | 1,556 | 53.3% |
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