The Fair Share Report
152 Sloop 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 $490,705 – $581,375, 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 $552,317 home should be assessed near $286,376.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $269,424 above what the ratio math suggests (94.1%).
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 $1.332 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%119%
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 $7,067/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 767 BUCCANEER LANE | 2026-06 | $625,000 | 2,008 | 87.5% |
| 1066 RUDDER AVENUE | 2025-06 | $545,000 | 1,970 | 95.4% |
| 268 PULLEY AVENUE | 2025-03 | $515,000 | 2,066 | 96.6% |
| 257 WAVE ROAD | 2026-01 | $600,000 | 2,089 | 91.3% |
| 149 YEOMAN ROAD | 2025-05 | $525,000 | 1,936 | 103.9% |
| 180 COMPASS ROAD | 2025-03 | $505,000 | 1,947 | 100.0% |
| 1034 SAILOR DRIVE | 2025-03 | $580,000 | 2,054 | 90.1% |
| 133 WAVE ROAD | 2025-01 | $450,000 | 2,113 | 120.3% |
| 46 MANOR DRIVE | 2025-01 | $635,000 | 1,914 | 96.6% |
| 1194 STEAMER AVENUE | 2025-01 | $432,500 | 1,977 | 111.4% |
| 9 OCEAN BREEZE COURT | 2025-06 | $530,000 | 1,952 | 90.4% |
| 1033 CUTLASS AVENUE | 2026-06 | $590,000 | 2,145 | 90.0% |
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