The Fair Share Report
215 Forge Rd
Eagleswood, NJ 08092
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.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (67.68%) — roughly $2,856/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $488,291 – $546,511, from 12 comparable Eagleswood sales in the past 18 months, at this home's 1,832 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Eagleswood assessments sit below market value — republished every October, applied town-wide. A $518,426 home should be assessed near $305,094.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $95,606 above what the ratio math suggests (31.3%).
Step 4 · The tax rate — same for every Eagleswood home
$2.013 Schools · 67% $0.497 County · 17% $0.476 Town · 16%
This home's own bill implies $2.925 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Eagleswood sale · assessed ÷ market
36%91%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 672 JULIAN CT | 2025-06 | $480,000 | 1,792 | 52.4% |
| 245 SOUTH CREEK DRIVE | 2025-03 | $499,900 | 1,872 | 57.0% |
| 106 QUAIL LANE | 2025-05 | $495,000 | 1,668 | 50.3% |
| 110 QUAIL LANE | 2025-08 | $460,000 | 1,542 | 43.9% |
| 670 JULIAN COURT | 2026-02 | $569,000 | 2,199 | 49.2% |
| 488 DOCK ROAD | 2025-09 | $710,000 | 1,600 | 49.3% |
| 14 EAGLE RIDGE LANE | 2025-03 | $700,000 | 1,957 | 46.8% |
| 30 EAGLE RIDGE LANE | 2025-03 | $607,000 | 2,145 | 54.6% |
| 107 TANGLEWOOD DR. | 2025-07 | $686,800 | 2,380 | 54.7% |
| 158 FORGE ROAD | 2025-10 | $377,650 | 1,512 | 48.3% |
| 269 NORTH STREET | 2026-01 | $317,000 | 1,800 | 80.4% |
| 269 NORTH STREET | 2025-09 | $200,000 | 1,800 | 127.5% |
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