The Fair Share Report
21 N Stumpy Rd
Carneys Point, NJ 08069
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 $254,162 – $349,735, from 12 comparable Carneys Point 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 Carneys Point assessments sit below market value — republished every October, applied town-wide. A $331,212 home should be assessed near $355,357.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $23,343 above what the ratio math suggests (6.6%).
Step 4 · The tax rate — same for every Carneys Point home
$0.870 Schools · 36% $1.026 County · 43% $0.513 Town · 21%
Step 5 · The bill
This home vs. every recent Carneys Point sale · assessed ÷ market
70%154%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $562/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 119 FIELD ST | 2025-06 | $330,000 | 1,906 | 89.7% |
| 17 SPORTSMANS RD | 2026-05 | $450,000 | 2,484 | 85.0% |
| 118 E DEL-A-VUE AVE | 2025-03 | $212,000 | 1,800 | 85.4% |
| 613 SODERS ROAD | 2026-03 | $352,750 | 1,998 | 86.8% |
| 410 HICKORY AVE | 2025-08 | $265,000 | 1,896 | 97.1% |
| 609 HAWKS BRIDGE ROAD | 2026-01 | $310,000 | 1,965 | 91.3% |
| 588 ORCHARD ROAD | 2025-04 | $250,000 | 2,348 | 134.4% |
| 380 ERIE AVE | 2026-04 | $340,000 | 1,736 | 80.9% |
| 277 JUSTICE DR | 2025-07 | $345,000 | 1,736 | 74.8% |
| 26 MAPLEWOOD AVE | 2026-01 | $279,000 | 1,792 | 82.2% |
| 395 HICKORY AVE | 2026-03 | $325,000 | 2,062 | 94.2% |
| 236 ROUTE 40 | 2025-09 | $305,000 | 2,032 | 99.7% |
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