The Fair Share Report
12 Wayne Dr
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.
This home's full record →Check another house →
Step 1 · Market value
Likely range $405,434 – $506,252, 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 $480,518 home should be assessed near $272,550.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $9,350 below what the ratio math suggests (3.4%).
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%
A touch high — worth watching
This home's ratio sits above most of Mansfield, but doesn't clear NJ's legal appeal line (65.23%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 21 WILLOWWOOD COURT | 2025-07 | $415,000 | 1,854 | 44.7% |
| 225 WAGON WHEEL LANE | 2026-05 | $435,000 | 1,635 | 39.1% |
| 2374 OLD YORK ROAD | 2026-01 | $575,000 | 1,775 | 45.6% |
| 59 BARBARY LANE | 2025-06 | $520,000 | 1,968 | 44.6% |
| 105 COUNTRY CIRCLE | 2025-08 | $440,000 | 1,740 | 41.1% |
| 42 GEORGETOWN ROAD | 2025-09 | $623,000 | 2,021 | 37.8% |
| 23 FERNWOOD COURT | 2026-03 | $449,000 | 1,692 | 39.2% |
| 12 CANDLELIGHT CIRCLE | 2026-04 | $395,000 | 1,456 | 40.6% |
| 4 FIRESIDE CIRCLE | 2025-05 | $280,000 | 1,448 | 57.9% |
| 89 HORSESHOE LANE SOUTH | 2026-02 | $380,000 | 1,508 | 42.5% |
| 32 FITZGERALD LANE | 2025-07 | $465,000 | 1,840 | 47.9% |
| 28034 GAUNTS BRIDGE ROAD | 2026-02 | $365,000 | 1,642 | 69.5% |
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