The Fair Share Report
259 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 $396,694 – $597,174, 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 $551,358 home should be assessed near $285,879.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $216,721 above what the ratio math suggests (75.8%).
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 $1.317 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%132%
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 $5,685/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1192 WINDLASS DRIVE | 2025-03 | $535,000 | 1,800 | 92.1% |
| 65 SUMMERHILL DRIVE | 2026-06 | $420,000 | 1,815 | 98.0% |
| 272 BUOY AVENUE | 2025-05 | $585,000 | 1,806 | 89.4% |
| 1214 COAST AVENUE | 2025-02 | $525,000 | 1,728 | 93.5% |
| 1327 MILL CREEK ROAD | 2025-03 | $999,999 | 1,922 | 110.6% |
| 961 BUCCANEER LANE | 2025-03 | $575,000 | 1,759 | 90.1% |
| 1194 STEAMER AVENUE | 2025-01 | $432,500 | 1,977 | 111.4% |
| 107 DEERFIELD DRIVE | 2026-02 | $400,000 | 1,891 | 100.3% |
| 106 ATLANTIC HILLS BLVD | 2026-03 | $350,000 | 1,891 | 114.9% |
| 89 SHORE AVENUE | 2026-04 | $520,000 | 1,698 | 99.2% |
| 183 COMPASS ROAD | 2025-06 | $474,299 | 1,717 | 98.4% |
| 25 HIGHLAND DRIVE | 2025-04 | $439,900 | 1,768 | 93.9% |
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