The Fair Share Report
13 Sheldon Dr
Jackson, NJ 08527
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 $719,048 – $917,073, from 12 comparable Jackson sales in the past 18 months, at this home's 2,720 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Jackson assessments sit below market value — republished every October, applied town-wide. A $800,883 home should be assessed near $796,078.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $221,222 above what the ratio math suggests (27.8%).
Step 4 · The tax rate — same for every Jackson home
$0.781 Schools · 56% $0.320 County · 23% $0.284 Town · 21%
Step 5 · The bill
This home vs. every recent Jackson sale · assessed ÷ market
76%147%
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 $3,066/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 5 OVERLOOK DRIVE | 2026-02 | $989,800 | 2,672 | 86.0% |
| 7 CREST ROAD | 2025-10 | $800,000 | 2,717 | 110.3% |
| 6 MOUNT OLIVE LANE | 2025-02 | $720,000 | 2,815 | 113.6% |
| 2 W DICKENS COURT | 2025-02 | $940,000 | 2,788 | 94.0% |
| 4 CARROLL COURT | 2025-08 | $785,000 | 2,686 | 101.1% |
| 303 WELLINGTON COURT | 2025-07 | $875,000 | 2,762 | 89.5% |
| 8 DANIELLE COURT | 2025-04 | $1,470,000 | 2,688 | 80.8% |
| 602 SYMPHONY COURT | 2025-05 | $850,000 | 2,562 | 87.4% |
| 8 BITTERSWEET DRIVE | 2025-05 | $830,000 | 2,596 | 99.1% |
| 3 GLENROTHES COURT | 2026-02 | $989,800 | 2,677 | 89.5% |
| 16 NORMANDY DRIVE | 2025-04 | $844,500 | 2,880 | 102.7% |
| 6 SOLOMON COURT | 2026-01 | $765,000 | 2,870 | 105.5% |
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