The Fair Share Report
116 Toggle Rd
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 $404,963 – $538,660, from 12 comparable Stafford sales in the past 18 months, at this home's 1,464 sq ft.
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 $457,729 home should be assessed near $237,332.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $169,068 above what the ratio math suggests (71.2%).
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 $1.210 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
70%114%
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 $4,435/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1165 BARNACLE DRIVE | 2025-02 | $402,750 | 1,456 | 94.9% |
| 242 OUTBOARD AVENUE | 2026-03 | $485,000 | 1,511 | 82.9% |
| 157 RODMAN DRIVE | 2025-01 | $640,000 | 1,429 | 103.6% |
| 1079 HELM AVENUE | 2026-01 | $442,500 | 1,438 | 98.2% |
| 1190 GALLEY AVENUE | 2025-03 | $390,000 | 1,422 | 93.5% |
| 105 MATILDA DRIVE | 2025-03 | $803,000 | 1,521 | 101.6% |
| 56 ANCHOR AVENUE | 2026-05 | $425,000 | 1,537 | 81.6% |
| 1108 RUDDER AVENUE | 2025-04 | $426,100 | 1,392 | 97.3% |
| 144 RODMAN DRIVE | 2025-02 | $560,000 | 1,522 | 132.0% |
| 1078 TREASURE AVENUE | 2026-03 | $420,000 | 1,552 | 96.5% |
| 239 TACKLE AVENUE | 2025-01 | $505,000 | 1,546 | 82.5% |
| 273 PRIVATEER ROAD | 2026-02 | $424,900 | 1,359 | 95.2% |
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