The Fair Share Report
12 Grace Ct
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.
This home's payments are about right
It sits inside Woolwich's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $498,574 – $608,929, 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 $558,529 home should be assessed near $359,358.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $35,858 below what the ratio math suggests (10.0%).
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 |
|---|---|---|---|---|
| 16 GRACE CT | 2025-05 | $589,000 | 2,464 | 59.2% |
| 102 CONCORD CT | 2026-06 | $640,000 | 2,316 | 57.0% |
| 306 BRIARWOOD LN | 2025-05 | $599,000 | 2,304 | 55.3% |
| 20 BELFIORE DR | 2025-09 | $600,000 | 2,121 | 54.5% |
| 209 KINSALE LN | 2026-04 | $415,000 | 2,378 | 61.3% |
| 155 BANTRY ST | 2025-05 | $405,000 | 2,378 | 65.3% |
| 14 NICOLE CT | 2026-04 | $665,000 | 2,360 | 53.2% |
| 44 LICCIARDELLO DR | 2025-09 | $685,000 | 2,624 | 50.1% |
| 101 CONCORD CT | 2025-09 | $625,000 | 2,569 | 59.7% |
| 163 BANTRY ST | 2026-05 | $415,000 | 2,350 | 69.1% |
| 109 HEATHERTON RD | 2025-05 | $650,000 | 2,652 | 56.9% |
| 303 BRIARWOOD LN | 2025-08 | $585,000 | 2,656 | 64.4% |
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