The Fair Share Report
16 Windmill Ct
Mansfield, NJ 08022
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 $367,993 – $401,647, from 12 comparable Mansfield 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 Mansfield assessments sit below market value — republished every October, applied town-wide. A $389,053 home should be assessed near $220,671.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $65,171 below what the ratio math suggests (29.5%).
Step 4 · The tax rate — same for every Mansfield home
$2.211 Schools · 69% $0.502 County · 16% $0.509 Town · 16%
This home's own bill implies $3.061 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Mansfield sale · assessed ÷ market
32%71%
Paying about right
This home's ratio lands inside Mansfield'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 |
|---|---|---|---|---|
| 12 CANDLELIGHT CIRCLE | 2026-04 | $395,000 | 1,456 | 40.6% |
| 4 FIRESIDE CIRCLE | 2025-05 | $280,000 | 1,448 | 57.9% |
| 104 LAKE VIEW COURT | 2025-08 | $415,000 | 1,456 | 42.2% |
| 2 WINDMILL COURT | 2026-04 | $336,500 | 1,415 | 47.1% |
| 103 CARRIAGE HILL COURT | 2026-04 | $415,000 | 1,526 | 45.7% |
| 7 WILLOWWOOD COURT | 2025-10 | $410,000 | 1,560 | 46.0% |
| 4 LANTERN LANE | 2025-03 | $405,000 | 1,524 | 40.3% |
| 89 HORSESHOE LANE SOUTH | 2026-02 | $380,000 | 1,508 | 42.5% |
| 117 CARRIAGE HILL COURT | 2026-04 | $355,000 | 1,392 | 43.9% |
| 14 CARRIAGE HILL LANE | 2025-06 | $350,000 | 1,392 | 44.5% |
| 62 DEEP HOLLOW LANE NORTH | 2025-09 | $385,000 | 1,336 | 38.9% |
| 4 COVERED BRIDGE CIRCLE | 2025-09 | $395,000 | 1,524 | 41.3% |
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