The Fair Share Report
251 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 $417,803 – $519,805, 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 $471,627 home should be assessed near $244,539.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $174,561 above what the ratio math suggests (71.4%).
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 $1.252 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
75%114%
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 $4,579/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 105 HATCH LANE | 2025-05 | $485,000 | 1,493 | 90.0% |
| 112 GUNWALE ROAD | 2026-05 | $526,000 | 1,494 | 86.7% |
| 223 SERPENT LANE | 2025-01 | $525,000 | 1,548 | 88.8% |
| 159 SPINNAKER AVENUE | 2026-03 | $469,000 | 1,520 | 95.7% |
| 491 LIGHTHOUSE DRIVE | 2026-04 | $550,000 | 1,546 | 94.8% |
| 993 STARBOARD AVENUE | 2025-03 | $405,000 | 1,568 | 104.4% |
| 1074 BUCCANEER LANE | 2025-06 | $530,000 | 1,572 | 88.3% |
| 18 TWIN COURT | 2026-04 | $570,000 | 1,488 | 85.9% |
| 1505 FORECASTLE AVENUE | 2025-05 | $476,000 | 1,524 | 97.9% |
| 120 LONGWOOD DRIVE | 2025-03 | $390,000 | 1,593 | 97.9% |
| 159 BLUEJACKET AVENUE | 2026-02 | $438,000 | 1,452 | 99.7% |
| 1164 WINDLASS DRIVE | 2026-01 | $465,000 | 1,544 | 97.8% |
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