The Fair Share Report
2 Crocus St
Jackson, NJ 08527
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 $563,902 – $649,156, from 12 comparable Jackson 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 Jackson assessments sit below market value — republished every October, applied town-wide. A $606,061 home should be assessed near $602,425.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $89,525 below what the ratio math suggests (14.9%).
Step 4 · The tax rate — same for every Jackson home
$0.781 Schools · 56% $0.320 County · 23% $0.284 Town · 21%
Step 5 · The bill
This home vs. every recent Jackson sale · assessed ÷ market
74%118%
Paying about right
This home's ratio lands inside Jackson'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 |
|---|---|---|---|---|
| 8 PINE HILL ROAD | 2025-07 | $530,000 | 1,606 | 96.4% |
| 123 SUSAN DRIVE | 2025-11 | $545,000 | 1,632 | 92.7% |
| 90 CITADEL DRIVE | 2025-11 | $590,000 | 1,550 | 100.2% |
| 44 W CONNECTICUT CONCOURS | 2025-09 | $650,000 | 1,536 | 102.5% |
| 67 RHODE ISLAND DRIVE | 2025-04 | $550,000 | 1,522 | 102.4% |
| 19 RUTGERS ROAD | 2025-03 | $651,000 | 1,608 | 92.0% |
| 13 W CONNECTICUT CONCOURS | 2025-03 | $575,000 | 1,604 | 96.9% |
| 19 FORDHAM ROAD | 2025-08 | $650,000 | 1,604 | 82.8% |
| 12 RUTGERS ROAD | 2025-12 | $610,000 | 1,572 | 86.6% |
| 58 VILLANOVA DRIVE | 2025-10 | $589,000 | 1,560 | 99.9% |
| 9 RHODE ISLAND DRIVE | 2025-05 | $615,000 | 1,522 | 89.5% |
| 8 CROCUS STREET | 2025-03 | $635,000 | 1,610 | 89.5% |
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