The Fair Share Report
147 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 $271,000 – $380,000, from 12 comparable Stafford sales in the past 18 months, at this home's 960 sq ft.
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 $336,000 home should be assessed near $174,216.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $173,584 above what the ratio math suggests (99.6%).
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 $1.230 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
78%134%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (59.63%) — roughly $4,553/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 172 LIBERTY AVENUE | 2025-01 | $400,900 | 1,008 | 88.5% |
| 690 CUTTER LANE | 2025-04 | $365,000 | 1,000 | 103.7% |
| 313 PRIVATEER ROAD | 2025-03 | $271,000 | 960 | 133.4% |
| 208 TOPSIDE ROAD | 2026-05 | $407,500 | 960 | 81.1% |
| 176 RIPTIDE AVENUE | 2025-05 | $394,500 | 960 | 88.6% |
| 1217 GALLEY AVENUE | 2025-05 | $350,000 | 1,056 | 103.4% |
| 184 STOWAWAY ROAD | 2025-04 | $322,000 | 988 | 100.2% |
| 228 BULKHEAD AVENUE | 2026-04 | $336,000 | 960 | 102.0% |
| 249 CROWS NEST ROAD | 2025-05 | $270,000 | 988 | 122.5% |
| 249 CROWS NEST ROAD | 2025-05 | $240,000 | 988 | 137.8% |
| 1113 HAWSER AVENUE | 2026-03 | $380,000 | 960 | 85.0% |
| 164 BRIGANTINE ROAD | 2026-01 | $331,000 | 912 | 91.7% |
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