The Fair Share Report
136 Riptide Ave
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 $460,993 – $962,314, 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 $521,837 home should be assessed near $270,572.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $200,728 above what the ratio math suggests (74.2%).
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 $1.286 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
44%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 |
|---|---|---|---|---|
| 1214 COAST AVENUE | 2025-02 | $525,000 | 1,728 | 93.5% |
| 89 SHORE AVENUE | 2026-04 | $520,000 | 1,698 | 99.2% |
| 237 TIMBERLAKE DRIVE | 2025-06 | $830,000 | 1,672 | 85.8% |
| 183 COMPASS ROAD | 2025-06 | $474,299 | 1,717 | 98.4% |
| 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% |
| 247 JENNINGS ROAD | 2026-03 | $475,000 | 1,738 | 103.0% |
| 9 SHOVELER LANE | 2026-04 | $485,000 | 1,688 | 102.7% |
| 961 BUCCANEER LANE | 2025-03 | $575,000 | 1,759 | 90.1% |
| 1192 WINDLASS DRIVE | 2025-03 | $535,000 | 1,800 | 92.1% |
| 1137 HAWSER AVENUE | 2025-03 | $370,000 | 1,619 | 130.7% |
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