The Fair Share Report
22 Beech Rd
Sparta, NJ 07871
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 $497,342 – $585,684, from 12 comparable Sparta 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 Sparta assessments sit below market value — republished every October, applied town-wide. A $517,075 home should be assessed near $309,314.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $54,014 below what the ratio math suggests (17.5%).
Step 4 · The tax rate — same for every Sparta home
$2.362 Schools · 64% $0.624 County · 17% $0.681 Town · 19%
Step 5 · The bill
This home vs. every recent Sparta sale · assessed ÷ market
38%74%
Paying about right
This home's ratio lands inside Sparta'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 |
|---|---|---|---|---|
| 20 WOODLAND TRL | 2025-07 | $525,000 | 1,884 | 46.5% |
| 20 WOODLAND TRL | 2025-04 | $340,000 | 1,884 | 71.7% |
| 11 GINGER LN | 2025-11 | $545,000 | 1,852 | 47.6% |
| 99 VALLEY VIEW TRL | 2025-10 | $600,000 | 1,872 | 46.0% |
| 55 MANOR SQ | 2025-11 | $460,000 | 1,925 | 52.8% |
| 32 SUMMER TREE RUN | 2025-08 | $630,000 | 2,044 | 45.5% |
| 13 GREEN APPLE RD | 2025-06 | $650,000 | 1,740 | 45.1% |
| 52 MANOR SQ | 2026-05 | $484,758 | 1,725 | 50.0% |
| 5 GRIST MILL | 2026-03 | $490,000 | 1,725 | 47.5% |
| 99 SLEEPY HOLLOW | 2026-02 | $399,999 | 1,725 | 57.6% |
| 114 SLEEPY HOLLOW | 2025-11 | $480,000 | 1,725 | 51.1% |
| 69 MANOR SQ | 2025-07 | $470,000 | 1,725 | 51.9% |
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