The Fair Share Report
239 Shadow Pl
Mantua, NJ 08051
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 $358,929 – $421,144, from 12 comparable Mantua 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 Mantua assessments sit below market value — republished every October, applied town-wide. A $392,196 home should be assessed near $334,661.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $15,661 below what the ratio math suggests (4.7%).
Step 4 · The tax rate — same for every Mantua home
$1.412 Schools · 56% $0.533 County · 21% $0.570 Town · 23%
Step 5 · The bill
This home vs. every recent Mantua sale · assessed ÷ market
61%104%
Paying about right
This home's ratio lands inside Mantua'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 |
|---|---|---|---|---|
| 122 TURNER ST | 2025-10 | $291,000 | 1,788 | 82.2% |
| 228 CENTER ST | 2025-05 | $400,000 | 1,736 | 78.7% |
| 115 MANTUA BLVD | 2025-05 | $330,000 | 2,121 | 82.5% |
| 77 SNAPDRAGON CT | 2025-08 | $489,900 | 1,776 | 73.7% |
| 39 MEADOW CT | 2026-06 | $385,000 | 1,832 | 71.9% |
| 27 LAVENDER CT | 2025-10 | $475,000 | 1,720 | 71.0% |
| 91 ARBOUR CT | 2026-04 | $381,060 | 1,739 | 78.6% |
| 91 ARBOUR CT | 2025-11 | $351,000 | 1,739 | 85.4% |
| 14 EAGLE RIDGE DR | 2025-03 | $352,500 | 1,748 | 89.6% |
| 202 W HUNTERDON AVE | 2025-11 | $379,900 | 1,672 | 70.3% |
| 37 CHESTNUT ST | 2025-08 | $385,000 | 1,772 | 69.0% |
| 36 BEAR CREEK DR | 2025-02 | $380,000 | 1,776 | 85.9% |
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