The Fair Share Report
2 James Ct
Woolwich, NJ 08085
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 $601,130 – $752,350, from 12 comparable Woolwich 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 Woolwich assessments sit below market value — republished every October, applied town-wide. A $694,873 home should be assessed near $447,081.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $16,881 below what the ratio math suggests (3.8%).
Step 4 · The tax rate — same for every Woolwich home
$2.090 Schools · 62% $0.706 County · 21% $0.580 Town · 17%
Step 5 · The bill
This home vs. every recent Woolwich sale · assessed ÷ market
48%79%
Paying about right
This home's ratio lands inside Woolwich'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 |
|---|---|---|---|---|
| 261 BACK CREEK RD | 2026-06 | $650,000 | 3,170 | 64.8% |
| 112 HUNTERS RUN | 2025-06 | $758,000 | 3,322 | 60.7% |
| 2 TERRYS TER | 2025-07 | $636,900 | 3,368 | 55.6% |
| 4 JAMES CT | 2026-06 | $800,000 | 3,477 | 58.1% |
| 332 FORREST LN | 2026-03 | $641,000 | 3,456 | 64.0% |
| 14 FORREST CT | 2025-08 | $607,500 | 3,420 | 68.0% |
| 176 PATRICIA DR | 2025-11 | $790,000 | 3,179 | 57.7% |
| 5 JAMES CT | 2026-04 | $680,000 | 3,596 | 65.3% |
| 1 NICOLE CT | 2025-06 | $720,000 | 3,696 | 59.3% |
| 2 JUDYS HOMEPLACE | 2025-05 | $650,000 | 2,971 | 51.8% |
| 118 PATRICIA DR | 2025-01 | $700,000 | 3,200 | 49.6% |
| 1 BLUE SPRUCE LN | 2025-08 | $625,000 | 2,916 | 60.5% |
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