The Fair Share Report
16 Elycroft Ave E
Rockaway, NJ 07866
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 $412,576 – $522,387, from 12 comparable Rockaway 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 Rockaway assessments sit below market value — republished every October, applied town-wide. A $467,214 home should be assessed near $314,248.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $68,848 below what the ratio math suggests (21.9%).
Step 4 · The tax rate — same for every Rockaway home
$2.087 Schools · 62% $0.315 County · 9% $0.966 Town · 29%
Step 5 · The bill
This home vs. every recent Rockaway sale · assessed ÷ market
42%83%
Paying about right
This home's ratio lands inside Rockaway'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 |
|---|---|---|---|---|
| 10 HILLSIDE AVE | 2025-03 | $310,500 | 1,302 | 73.5% |
| 276 W MAIN ST | 2025-10 | $465,000 | 1,290 | 57.0% |
| 7 FARVIEW RD | 2025-04 | $520,000 | 1,296 | 53.6% |
| 16 JEFFERSON ST | 2025-06 | $610,000 | 1,302 | 43.5% |
| 14 VALLEY VIEW RD | 2025-10 | $470,000 | 1,152 | 52.5% |
| 78 FARVIEW RD | 2025-08 | $470,000 | 1,433 | 56.0% |
| 39 VALLEY VIEW RD | 2025-10 | $575,000 | 1,433 | 49.4% |
| 19 MOTT PL | 2025-03 | $545,000 | 1,699 | 47.1% |
| 31 LINCOLN AVE | 2025-10 | $530,000 | 1,316 | 57.1% |
| 18 DUNCAN LN | 2026-04 | $555,000 | 1,310 | 47.5% |
| 11 HARRISON AVE | 2025-08 | $535,000 | 1,468 | 50.7% |
| 39 VAN DUYNE AVE | 2025-12 | $350,000 | 1,158 | 62.4% |
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