The Fair Share Report
11 Rococo Ct
Jackson, NJ 08527
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 $722,001 – $940,705, from 12 comparable Jackson 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 Jackson assessments sit below market value — republished every October, applied town-wide. A $768,432 home should be assessed near $763,821.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $91,921 below what the ratio math suggests (12.0%).
Step 4 · The tax rate — same for every Jackson home
$0.781 Schools · 56% $0.320 County · 23% $0.284 Town · 21%
Step 5 · The bill
This home vs. every recent Jackson sale · assessed ÷ market
66%118%
Paying about right
This home's ratio lands inside Jackson'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 |
|---|---|---|---|---|
| 718 E VETERANS HIGHWAY | 2025-11 | $620,000 | 2,248 | 96.1% |
| 627 REED ROAD | 2026-03 | $780,000 | 2,360 | 97.4% |
| 1060 E VETERANS HIGHWAY | 2026-04 | $800,000 | 2,398 | 66.6% |
| 24 PITNEY LANE | 2026-01 | $1,400,000 | 2,428 | 78.5% |
| 10 SUSIE LANE | 2026-03 | $765,000 | 2,325 | 106.5% |
| 364 NIGHTHAWK LANE | 2026-06 | $840,000 | 2,320 | 90.4% |
| 205 FRANK APPLEGATE RD | 2026-06 | $690,000 | 2,261 | 105.1% |
| 301 JACKSON MILLS ROAD | 2025-07 | $670,000 | 2,262 | 110.1% |
| 3 CARROLL COURT | 2025-11 | $759,000 | 2,423 | 106.4% |
| 10 SPECTRUM COURT | 2025-10 | $1,390,000 | 2,350 | 70.0% |
| 3 STACY COURT | 2025-06 | $916,100 | 2,272 | 74.2% |
| 5 KINDLING WAY | 2025-04 | $760,000 | 2,364 | 100.2% |
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