The Fair Share Report
24640 E Main St
Mansfield, NJ 08022
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.
A touch high — but not appeal-worthy
Above most of Mansfield, but below NJ's legal appeal line (65.23%), where a case becomes winnable.
Step 1 · Market value
Likely range $319,416 – $431,462, from 12 comparable Mansfield 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 Mansfield assessments sit below market value — republished every October, applied town-wide. A $401,540 home should be assessed near $227,753.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $15,053 below what the ratio math suggests (6.6%).
Step 4 · The tax rate — same for every Mansfield home
$2.211 Schools · 69% $0.502 County · 16% $0.509 Town · 16%
Step 5 · The bill
This home vs. every recent Mansfield sale · assessed ÷ market
32%72%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 2374 OLD YORK ROAD | 2026-01 | $575,000 | 1,775 | 45.6% |
| 12 CANDLELIGHT CIRCLE | 2026-04 | $395,000 | 1,456 | 40.6% |
| 4 FIRESIDE CIRCLE | 2025-05 | $280,000 | 1,448 | 57.9% |
| 89 HORSESHOE LANE SOUTH | 2026-02 | $380,000 | 1,508 | 42.5% |
| 90 WAGON WHEEL LANE | 2026-03 | $410,000 | 1,513 | 39.7% |
| 48 SUNSET LANE | 2026-05 | $430,000 | 1,524 | 37.9% |
| 15 GREENBROOK DRIVE | 2025-03 | $450,000 | 1,432 | 38.1% |
| 14 COVERED BRIDGE CIRCLE | 2026-04 | $430,000 | 1,403 | 36.5% |
| 49 WAGON WHEEL LANE | 2025-09 | $235,000 | 1,403 | 66.8% |
| 62 DEEP HOLLOW LANE NORTH | 2025-09 | $385,000 | 1,336 | 38.9% |
| 2375 KINKORA ROAD | 2026-04 | $245,000 | 2,160 | 80.7% |
| 306 HILLTOP LANE EAST | 2026-05 | $347,000 | 1,312 | 39.2% |
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