The Fair Share Report
115 Roundstone Run
Woolwich, NJ 08085
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
A touch high — but not appeal-worthy
Above most of Woolwich, but below NJ's legal appeal line (73.99%), where a case becomes winnable.
Step 1 · Market value
Likely range $386,574 – $443,139, from 12 comparable Woolwich 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 Woolwich assessments sit below market value — republished every October, applied town-wide. A $418,056 home should be assessed near $268,977.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $16,423 above what the ratio math suggests (6.1%).
Step 4 · The tax rate — same for every Woolwich home
$2.090 Schools · 62% $0.706 County · 21% $0.580 Town · 17%
Step 5 · The bill
This home vs. every recent Woolwich sale · assessed ÷ market
48%79%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 117 ROUNDSTONE RUN | 2025-06 | $422,000 | 2,320 | 68.1% |
| 43 ROUNDSTONE RUN | 2025-08 | $402,000 | 1,960 | 63.9% |
| 211 DALTON DR | 2025-09 | $405,000 | 1,974 | 63.4% |
| 104 WATERFORD WAY | 2026-01 | $405,000 | 1,960 | 70.9% |
| 213 DALTON DR | 2025-12 | $382,000 | 1,960 | 68.2% |
| 202 DALTON DR | 2025-09 | $449,000 | 2,320 | 60.9% |
| 206 DALTON DR | 2025-09 | $395,000 | 1,960 | 64.8% |
| 135 BANTRY ST | 2025-05 | $390,000 | 2,008 | 57.1% |
| 207 SAMMY ST | 2025-05 | $390,000 | 1,960 | 59.4% |
| 105 SAMMY ST | 2025-12 | $425,000 | 2,334 | 61.0% |
| 175 BANTRY ST | 2025-01 | $400,000 | 1,976 | 59.7% |
| 133 BANTRY ST | 2025-08 | $385,000 | 2,008 | 67.4% |
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