The Fair Share Report
113 Mansfield Rd E
Mansfield, NJ 08022
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 $948,011 – $1,169,621, from 12 comparable Mansfield 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 Mansfield assessments sit below market value — republished every October, applied town-wide. A $1,041,894 home should be assessed near $590,962.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $105,562 below what the ratio math suggests (17.9%).
Step 4 · The tax rate — same for every Mansfield home
$2.211 Schools · 69% $0.502 County · 16% $0.509 Town · 16%
Step 5 · The bill
This home vs. every recent Mansfield sale · assessed ÷ market
32%71%
Paying about right
This home's ratio lands inside Mansfield'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 |
|---|---|---|---|---|
| 16 WAVERLY DRIVE | 2025-02 | $995,000 | 4,028 | 49.4% |
| 15 MANCHESTER CT | 2025-11 | $1,200,000 | 4,774 | 50.9% |
| 13 MANCHESTER CT | 2025-12 | $1,406,000 | 5,053 | 50.4% |
| 8 SHERWOOD LANE | 2026-01 | $1,350,000 | 4,852 | 40.7% |
| 36 CLOVERDALE WAY | 2025-06 | $875,000 | 3,458 | 55.8% |
| 4 WOODVIEW COURT | 2025-12 | $945,000 | 3,273 | 44.7% |
| 4 SHERWOOD LANE | 2025-10 | $1,385,000 | 5,576 | 36.4% |
| 7 IRONGATE COURT | 2025-08 | $925,000 | 3,994 | 42.4% |
| 12 DEERPATH LANE | 2025-09 | $880,000 | 2,779 | 44.8% |
| 35 SOUTH HOCKEY DRIVE | 2025-04 | $770,000 | 3,088 | 53.3% |
| 1 GARDENGATE COURT | 2026-01 | $865,000 | 3,794 | 44.2% |
| 12 FIELDCREST DRIVE | 2025-09 | $840,000 | 3,974 | 46.5% |
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