The Fair Share Report
21 Island Rd
Springfield, NJ 08041
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's full record →Check another house →
This home's payments are about right
It sits inside Springfield's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $610,163 – $803,985, from 11 comparable Springfield 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 Springfield assessments sit below market value — republished every October, applied town-wide. A $715,350 home should be assessed near $411,469.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $14,969 below what the ratio math suggests (3.6%).
Step 4 · The tax rate — same for every Springfield home
$1.943 Schools · 58% $0.554 County · 16% $0.874 Town · 26%
Step 5 · The bill
This home vs. every recent Springfield sale · assessed ÷ market
33%96%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 2582 MONMOUTH ROAD | 2025-09 | $850,000 | 3,147 | 44.6% |
| 1284 OLD YORK ROAD | 2025-10 | $720,000 | 3,369 | 48.5% |
| 113 PADDOCK DRIVE | 2025-05 | $899,000 | 3,535 | 53.1% |
| 332 JULIUSTOWN RD | 2025-09 | $662,500 | 2,270 | 43.2% |
| 137 WARNER ROAD | 2025-06 | $580,000 | 2,374 | 42.4% |
| 343 JULIUSTOWN RD | 2025-03 | $450,000 | 2,142 | 63.4% |
| 240 BURRS ROAD | 2025-07 | $508,000 | 2,188 | 46.7% |
| 13 WYNWOOD DRIVE | 2025-12 | $549,000 | 2,328 | 45.8% |
| 137 ACCESS HWY | 2025-10 | $563,000 | 1,960 | 47.0% |
| 120 GILBERT RD | 2025-05 | $278,000 | 1,626 | 98.2% |
| 312 JULIUSTOWN RD | 2025-07 | $665,000 | 2,290 | 52.8% |
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