The Fair Share Report
16 Sloop Ct
Barnegat, NJ 08005
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 $311,672 – $439,339, from 12 comparable Barnegat 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 Barnegat assessments sit below market value — republished every October, applied town-wide. A $386,354 home should be assessed near $213,152.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $44,752 below what the ratio math suggests (21.0%).
Step 4 · The tax rate — same for every Barnegat home
$1.527 Schools · 50% $0.562 County · 18% $0.993 Town · 32%
Step 5 · The bill
This home vs. every recent Barnegat sale · assessed ÷ market
33%69%
Paying about right
This home's ratio lands inside Barnegat'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 |
|---|---|---|---|---|
| 72 VILLAGE DR | 2025-05 | $370,000 | 1,472 | 41.8% |
| 57 VILLAGE DR | 2026-05 | $455,000 | 1,472 | 35.5% |
| 45 BARNEGAT BLVD | 2025-04 | $395,000 | 1,432 | 40.0% |
| 23 SEXTANT DR | 2026-02 | $410,000 | 1,368 | 38.7% |
| 38 WINDWARD DR | 2025-02 | $335,000 | 1,530 | 49.2% |
| 5 OCEAN AVE | 2025-04 | $439,900 | 1,481 | 35.4% |
| 12 MIZZEN DR | 2025-06 | $445,000 | 1,530 | 38.9% |
| 1 NAUTILUS AVE | 2025-08 | $235,000 | 1,472 | 67.5% |
| 18 MIZZEN DR | 2026-02 | $439,500 | 1,544 | 37.4% |
| 29 RAVENWOOD BLVD | 2026-04 | $389,000 | 1,470 | 50.8% |
| 11 MIDSHIP DR | 2025-12 | $400,000 | 1,524 | 41.0% |
| 59 WINDWARD DR | 2026-03 | $270,000 | 1,576 | 60.4% |
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