The Fair Share Report
121 Launch 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 $447,595 – $992,252, 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 $486,629 home should be assessed near $252,317.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $214,783 above what the ratio math suggests (85.1%).
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 $1.256 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
42%114%
Paying about right
This home's ratio lands inside Stafford's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 152 ANITA DRIVE | 2025-05 | $905,000 | 1,665 | 101.6% |
| 148 COMMODORE ROAD | 2025-04 | $348,280 | 1,646 | 118.8% |
| 1034 BUCCANEER LANE | 2026-03 | $400,000 | 1,648 | 101.3% |
| 168 MERMAID DRIVE | 2025-03 | $428,000 | 1,692 | 98.8% |
| 47 HENRY DRIVE | 2026-05 | $1,100,000 | 1,736 | 88.1% |
| 208 TORPEDO ROAD | 2025-02 | $475,000 | 1,751 | 94.3% |
| 100 HOPE LANE | 2025-06 | $680,000 | 1,774 | 111.0% |
| 237 TIMBERLAKE DRIVE | 2025-06 | $830,000 | 1,672 | 85.8% |
| 245 NEPTUNE DRIVE | 2025-04 | $455,000 | 1,568 | 90.5% |
| 2111 MILL CREEK ROAD | 2026-03 | $1,225,000 | 1,662 | 105.7% |
| 2111 MILL CREEK ROAD | 2025-04 | $1,100,000 | 1,662 | 117.7% |
| 2111 MILL CREEK ROAD | 2025-04 | $870,000 | 1,662 | 148.8% |
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