The Fair Share Report
223 Float Ave
Stafford, NJ 08050
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 $485,251 – $805,869, from 12 comparable Stafford 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 Stafford assessments sit below market value — republished every October, applied town-wide. A $740,313 home should be assessed near $383,852.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $365,148 above what the ratio math suggests (95.1%).
Step 4 · The tax rate — same for every Stafford home
$1.048 Schools · 40% $0.603 County · 23% $0.972 Town · 37%
This home's own bill implies $1.302 per $100 — well off the general rate. That usually means the town revalued since the last bill.
Step 5 · The bill
This home vs. every recent Stafford sale · assessed ÷ market
78%160%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (59.63%) — roughly $9,578/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 116 GALLEON ROAD | 2025-05 | $780,000 | 2,684 | 97.0% |
| 308 LEEWARD ROAD | 2025-05 | $674,990 | 2,748 | 96.8% |
| 1050 VESSEL LANE | 2025-04 | $795,000 | 2,862 | 90.8% |
| 24 FARRAH DRIVE | 2025-05 | $449,000 | 2,845 | 99.7% |
| 59 RUTH DRIVE | 2026-05 | $1,325,000 | 2,862 | 84.2% |
| 14 BENNET LANE | 2025-04 | $715,000 | 2,682 | 97.7% |
| 54 OSPREY AVENUE | 2025-04 | $690,000 | 2,682 | 95.6% |
| 114 BRYCE LANE | 2025-03 | $425,000 | 2,523 | 99.0% |
| 351 LIGHTHOUSE DRIVE | 2025-04 | $789,000 | 2,917 | 98.8% |
| 72 HENRY DRIVE | 2025-01 | $1,825,000 | 2,434 | 73.5% |
| 63 BRADSHAW DRIVE | 2025-01 | $700,000 | 2,516 | 99.9% |
| 80 BRYCE LANE | 2026-05 | $467,500 | 2,523 | 89.6% |
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