The Fair Share Report
191 Springbrook Tr
Sparta, NJ 07871
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.
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Step 1 · Market value
Likely range $354,631 – $420,038, from 12 comparable Sparta sales in the past 18 months, at this home's 883 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Sparta assessments sit below market value — republished every October, applied town-wide. A $385,309 home should be assessed near $230,492.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $25,492 below what the ratio math suggests (11.1%).
Step 4 · The tax rate — same for every Sparta home
$2.362 Schools · 64% $0.624 County · 17% $0.681 Town · 19%
Step 5 · The bill
This home vs. every recent Sparta sale · assessed ÷ market
39%74%
Paying about right
This home's ratio lands inside Sparta'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 |
|---|---|---|---|---|
| 29 BEECH RD | 2025-07 | $347,000 | 864 | 41.6% |
| 76 HILLSIDE RD | 2026-02 | $402,000 | 913 | 51.7% |
| 72 SPRINGBROOK TRL | 2025-11 | $411,000 | 864 | 53.8% |
| 112 HILLTOP TRL | 2025-02 | $325,000 | 800 | 56.9% |
| 425 WEST SHORE TRL | 2025-02 | $489,000 | 952 | 44.9% |
| 54 HILLSIDE RD | 2026-04 | $465,000 | 986 | 45.3% |
| 21 OAK TREE LN | 2025-02 | $360,000 | 825 | 40.4% |
| 123 HILLTOP TRL | 2025-02 | $425,000 | 810 | 42.7% |
| 139 HILLTOP TRL | 2025-01 | $400,001 | 1,048 | 51.0% |
| 249 WEST SHORE TRL | 2025-09 | $450,000 | 845 | 47.2% |
| 190 WEST SHORE TRL | 2026-03 | $225,000 | 1,038 | 67.7% |
| 5 LINCOLN DR | 2025-06 | $390,000 | 1,008 | 38.4% |
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