The Fair Share Report
184 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 $611,660 – $776,836, 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 $636,425 home should be assessed near $329,986.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $325,814 above what the ratio math suggests (98.7%).
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 $1.337 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
78%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 $8,546/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 197 INLET AVENUE | 2026-05 | $635,000 | 2,435 | 102.3% |
| 1235 WINDLASS DRIVE | 2025-04 | $650,000 | 2,442 | 100.4% |
| 88 GLENN DRIVE | 2025-05 | $1,165,000 | 2,376 | 93.4% |
| 68 MORRIS BLVD | 2026-05 | $1,200,000 | 2,328 | 91.6% |
| 80 BRYCE LANE | 2026-05 | $467,500 | 2,523 | 89.6% |
| 175 BARRACUDA ROAD | 2026-02 | $680,000 | 2,437 | 94.4% |
| 72 HENRY DRIVE | 2025-01 | $1,825,000 | 2,434 | 73.5% |
| 114 BRYCE LANE | 2025-03 | $425,000 | 2,523 | 99.0% |
| 224 NAUTILUS DRIVE | 2025-04 | $670,000 | 2,331 | 96.7% |
| 296 NEPTUNE DRIVE | 2026-01 | $585,000 | 2,318 | 104.5% |
| 254 OUTBOARD AVENUE | 2025-05 | $750,000 | 2,377 | 89.0% |
| 584 CORAL LANE | 2026-05 | $649,999 | 2,344 | 82.1% |
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