The Fair Share Report
2 Pheasant 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 $449,532 – $629,095, 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 $601,257 home should be assessed near $386,849.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $34,649 below what the ratio math suggests (9.0%).
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%84%
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 |
|---|---|---|---|---|
| 566 WOODSTOWN RD | 2025-07 | $250,000 | 2,552 | 28.4% |
| 163 ERICA CT | 2026-02 | $635,000 | 2,804 | 56.9% |
| 209 KINSALE LN | 2026-04 | $415,000 | 2,378 | 61.3% |
| 155 BANTRY ST | 2025-05 | $405,000 | 2,378 | 65.3% |
| 163 BANTRY ST | 2026-05 | $415,000 | 2,350 | 69.1% |
| 303 BRIARWOOD LN | 2025-08 | $585,000 | 2,656 | 64.4% |
| 20 KINGS CT | 2025-06 | $655,000 | 2,780 | 64.1% |
| 1 BLUE SPRUCE LN | 2025-08 | $625,000 | 2,916 | 60.5% |
| 109 HEATHERTON RD | 2025-05 | $650,000 | 2,652 | 56.9% |
| 101 CONCORD CT | 2025-09 | $625,000 | 2,569 | 59.7% |
| 261 BACK CREEK RD | 2026-06 | $650,000 | 3,170 | 64.8% |
| 44 LICCIARDELLO DR | 2025-09 | $685,000 | 2,624 | 50.1% |
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