The Fair Share Report
16 Kiwi Loop
Howell, NJ 07731
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 $443,658 – $588,128, from 12 comparable Howell sales in the past 18 months, at this home's 1,504 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Howell assessments sit below market value — republished every October, applied town-wide. A $549,320 home should be assessed near $532,895.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $116,305 above what the ratio math suggests (21.8%).
Step 4 · The tax rate — same for every Howell home
$1.121 Schools · 68% $0.218 County · 13% $0.320 Town · 19%
This home's own bill implies $1.576 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Howell sale · assessed ÷ market
84%152%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $1,929/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 27 LAUREL CREST DRIVE | 2025-06 | $510,000 | 1,487 | 98.8% |
| 68 PICKET PLACE | 2025-05 | $419,500 | 1,468 | 104.2% |
| 11 DECOY LANE | 2026-05 | $500,000 | 1,468 | 96.0% |
| 854 ADELPHIA-FARMINGDALE | 2025-02 | $400,000 | 1,605 | 93.8% |
| 10 PLYMOUTH DRIVE | 2025-01 | $590,000 | 1,463 | 98.3% |
| 18 EVERGREEN PLACE | 2025-05 | $580,000 | 1,588 | 59.4% |
| 19 VIRGINIA DRIVE | 2026-03 | $585,000 | 1,496 | 22.4% |
| 14 CIDERMILL COURT | 2025-01 | $620,000 | 1,650 | 101.4% |
| 33 BLUE JAY COURT | 2026-02 | $350,000 | 1,585 | 95.2% |
| 34 PROVIDENCE LANE | 2025-05 | $565,000 | 1,426 | 100.3% |
| 109 STARLIGHT ROAD | 2025-05 | $640,000 | 1,686 | 99.6% |
| 55 FARNWORTH CLOSE | 2026-02 | $400,000 | 1,295 | 100.9% |
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