The Fair Share Report
13 Pine Rd
Howell, NJ 07731
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 $391,872 – $431,880, from 12 comparable Howell 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 Howell assessments sit below market value — republished every October, applied town-wide. A $412,355 home should be assessed near $400,026.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $38,774 above what the ratio math suggests (9.7%).
Step 4 · The tax rate — same for every Howell home
$1.121 Schools · 68% $0.218 County · 13% $0.320 Town · 19%
Step 5 · The bill
This home vs. every recent Howell sale · assessed ÷ market
84%117%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $643/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 12 FLAMINGO DRIVE | 2025-01 | $376,000 | 1,320 | 102.6% |
| 6 CANARY CIRCLE | 2025-06 | $331,000 | 1,276 | 103.4% |
| 6 PELICAN ROAD | 2025-04 | $410,000 | 1,276 | 97.7% |
| 15 SWAN ROAD | 2025-01 | $350,000 | 1,276 | 104.1% |
| 7 CARDINAL LANE | 2026-02 | $385,000 | 1,276 | 99.0% |
| 55 FARNWORTH CLOSE | 2026-02 | $400,000 | 1,295 | 100.9% |
| 38 MORDEN CLOSE | 2026-03 | $414,000 | 1,261 | 110.0% |
| 6 MORDEN CLOSE | 2025-02 | $405,000 | 1,261 | 102.9% |
| 12 MAX PLACE | 2025-04 | $365,000 | 1,200 | 96.0% |
| 1 MAX PLACE | 2025-02 | $355,000 | 1,200 | 98.6% |
| 22 FARNWORTH CLOSE | 2026-06 | $387,000 | 1,261 | 104.4% |
| 19 JAFFREYTON CLOSE | 2026-05 | $398,000 | 1,261 | 101.3% |
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