The Fair Share Report
25 Augusta Dr
Mansfield, NJ 08022
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.
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Step 1 · Market value
Likely range $263,501 – $322,187, 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 $291,920 home should be assessed near $165,577.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $86,377 below what the ratio math suggests (52.2%).
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
19%71%
Keep quiet and enjoy it
This home's assessment ratio sits below the Mansfield pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 11 FERNWOOD COURT | 2025-08 | $237,000 | 1,192 | 54.5% |
| 304 HILLTOP LANE EAST | 2025-02 | $325,000 | 1,192 | 39.0% |
| 243 WAGON WHEEL LANE | 2026-03 | $375,000 | 1,192 | 34.3% |
| 15 MEADOWWOOD COURT | 2025-07 | $345,000 | 1,192 | 36.8% |
| 211 WAGON WHEEL LANE | 2025-08 | $280,000 | 1,278 | 52.5% |
| 49 WAGON WHEEL LANE | 2025-09 | $235,000 | 1,403 | 66.8% |
| 15 GREENBROOK DRIVE | 2025-03 | $450,000 | 1,432 | 38.1% |
| 9 FERNWOOD COURT | 2025-08 | $410,000 | 1,235 | 41.8% |
| 14 COVERED BRIDGE CIRCLE | 2026-04 | $430,000 | 1,403 | 36.5% |
| 306 HILLTOP LANE EAST | 2026-05 | $347,000 | 1,312 | 39.2% |
| 30 HILLTOP LANE WEST | 2025-10 | $355,000 | 1,312 | 40.5% |
| 21 MEADOWWOOD COURT | 2025-05 | $325,000 | 898 | 34.6% |
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