The Fair Share Report
157 Cedar Ct
Woolwich, NJ 08085
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 $764,201 – $914,793, from 12 comparable Woolwich 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 Woolwich assessments sit below market value — republished every October, applied town-wide. A $785,552 home should be assessed near $505,424.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $17,276 above what the ratio math suggests (3.4%).
Step 4 · The tax rate — same for every Woolwich home
$2.090 Schools · 62% $0.706 County · 21% $0.580 Town · 17%
Step 5 · The bill
This home vs. every recent Woolwich sale · assessed ÷ market
48%79%
Paying about right
This home's ratio lands inside Woolwich'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 |
|---|---|---|---|---|
| 217 GLENHAVEN CT | 2025-08 | $850,000 | 4,260 | 59.1% |
| 21 FORREST CT | 2025-10 | $899,000 | 4,225 | 60.3% |
| 233 GLENHAVEN CT | 2026-05 | $999,999 | 4,251 | 60.0% |
| 195 HUNTERS RUN | 2026-04 | $800,000 | 4,116 | 62.7% |
| 194 JOCKEY HOLLOW RUN | 2026-02 | $749,000 | 3,845 | 57.6% |
| 212 EAGLE CT | 2026-05 | $920,000 | 3,822 | 50.0% |
| 144 CEDAR CT | 2025-09 | $799,999 | 4,116 | 63.9% |
| 361 RAINEY RD | 2026-06 | $830,000 | 3,450 | 57.6% |
| 3 TANAGER CT | 2025-12 | $695,000 | 3,148 | 57.5% |
| 1 NICOLE CT | 2025-06 | $720,000 | 3,696 | 59.3% |
| 185 JOCKEY HOLLOW RUN | 2026-05 | $825,000 | 3,670 | 54.6% |
| 205 DOMINICS CT | 2025-07 | $925,000 | 5,872 | 64.9% |
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