The Fair Share Report
172 Riptide Ave
Stafford, NJ 08050
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 $205,787 – $463,442, from 12 comparable Stafford 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 Stafford assessments sit below market value — republished every October, applied town-wide. A $261,155 home should be assessed near $135,409.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $181,791 above what the ratio math suggests (134.3%).
Step 4 · The tax rate — same for every Stafford home
$1.048 Schools · 40% $0.603 County · 23% $0.972 Town · 37%
This home's own bill implies $1.179 per $100 — well off the general rate. That usually means the town revalued since the last bill.
Step 5 · The bill
This home vs. every recent Stafford sale · assessed ÷ market
63%160%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (59.63%) — roughly $4,768/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 144 TILLER AVENUE | 2025-03 | $430,000 | 1,125 | 88.3% |
| 64 CAPSTAN AVENUE | 2025-03 | $400,000 | 1,152 | 91.3% |
| 12B WALNUT ROAD | 2025-03 | $163,000 | 1,126 | 103.0% |
| 14 WALNUT ROAD | 2025-03 | $220,000 | 1,126 | 95.6% |
| 100 LEEWARD ROAD | 2026-02 | $430,000 | 1,128 | 99.8% |
| 10 ACORN ROAD | 2026-05 | $165,000 | 1,126 | 104.1% |
| 35 SYCAMORE ROAD | 2025-05 | $215,000 | 1,126 | 95.9% |
| 29 SYCAMORE ROAD | 2026-03 | $190,000 | 1,126 | 91.1% |
| 125 TORPEDO ROAD | 2025-04 | $425,000 | 1,092 | 86.9% |
| 101 STEM ROAD | 2025-04 | $449,000 | 1,130 | 90.3% |
| 53 SYCAMORE ROAD | 2026-05 | $260,000 | 1,126 | 78.7% |
| 18 MAGNOLIA ROAD | 2026-02 | $220,000 | 1,126 | 82.4% |
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