The Fair Share Report
115 Riptide Ave
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 $392,170 – $593,894, 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 $530,839 home should be assessed near $275,240.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $225,160 above what the ratio math suggests (81.8%).
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 $1.313 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
78%133%
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 $5,906/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1214 COAST AVENUE | 2025-02 | $525,000 | 1,728 | 93.5% |
| 2 TERRACE COURT | 2025-05 | $600,000 | 1,832 | 95.0% |
| 961 BUCCANEER LANE | 2025-03 | $575,000 | 1,759 | 90.1% |
| 1192 WINDLASS DRIVE | 2025-03 | $535,000 | 1,800 | 92.1% |
| 272 BUOY AVENUE | 2025-05 | $585,000 | 1,806 | 89.4% |
| 65 SUMMERHILL DRIVE | 2026-06 | $420,000 | 1,815 | 98.0% |
| 1386 PAUL BLVD | 2025-02 | $999,999 | 1,856 | 99.0% |
| 130 ATLANTIC HILLS BLVD | 2025-06 | $469,900 | 1,773 | 89.0% |
| 10 HAMPTON ROAD | 2026-02 | $390,000 | 1,817 | 102.8% |
| 141 CRUISE ROAD | 2025-03 | $589,900 | 1,850 | 86.1% |
| 44 SUMMERHILL DRIVE | 2026-05 | $399,000 | 1,720 | 101.0% |
| 16 NEWPORT ROAD | 2026-04 | $384,900 | 1,720 | 103.7% |
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