The Fair Share Report
183 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 $318,766 – $412,995, 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 $389,802 home should be assessed near $202,112.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $88,788 above what the ratio math suggests (43.9%).
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 $1.072 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
65%114%
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 $2,329/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 8 DOROTHY DRIVE | 2025-01 | $600,000 | 1,041 | 97.8% |
| 43 LIGHTHOUSE DRIVE | 2026-03 | $325,000 | 1,018 | 101.2% |
| 1018 VESSEL LANE | 2026-01 | $392,000 | 1,008 | 87.2% |
| 135 NAUTILUS DRIVE | 2026-04 | $326,625 | 996 | 98.8% |
| 399 LIGHTHOUSE DRIVE | 2026-02 | $330,000 | 1,056 | 108.2% |
| 71 HAROLD LANE | 2025-01 | $484,000 | 1,088 | 145.0% |
| 49 LAFAYETTE DRIVE | 2025-06 | $350,000 | 944 | 97.5% |
| 1113 HAWSER AVENUE | 2026-03 | $380,000 | 960 | 85.0% |
| 249 CROWS NEST ROAD | 2025-05 | $270,000 | 988 | 122.5% |
| 249 CROWS NEST ROAD | 2025-05 | $240,000 | 988 | 137.8% |
| 228 BULKHEAD AVENUE | 2026-04 | $336,000 | 960 | 102.0% |
| 144 TILLER AVENUE | 2025-03 | $430,000 | 1,125 | 88.3% |
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