The Fair Share Report
260 Cornwall Dr
Woolwich, NJ 08085
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 $666,349 – $785,648, from 12 comparable Woolwich 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 Woolwich assessments sit below market value — republished every October, applied town-wide. A $727,016 home should be assessed near $467,762.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $34,562 below what the ratio math suggests (7.4%).
Step 4 · The tax rate — same for every Woolwich home
$2.090 Schools · 62% $0.706 County · 21% $0.580 Town · 17%
This home's own bill implies $3.059 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Woolwich sale · assessed ÷ market
48%79%
Paying about right
This home's ratio lands inside Woolwich'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 |
|---|---|---|---|---|
| 157 MERSEYSIDE DR | 2025-09 | $639,000 | 2,708 | 71.7% |
| 180 CAMBRIDGE BLVD | 2025-12 | $730,000 | 2,995 | 66.5% |
| 226 AMESBURY BLVD | 2025-09 | $580,000 | 2,651 | 63.3% |
| 227 MERSEYSIDE DR | 2026-03 | $638,000 | 2,526 | 66.4% |
| 119 NORWICH ST | 2025-10 | $625,000 | 2,526 | 70.9% |
| 330 TAFT DR | 2025-12 | $580,000 | 2,651 | 59.0% |
| 201 WESTON DR | 2025-12 | $614,000 | 2,492 | 66.4% |
| 22 MANSION DR | 2025-01 | $525,000 | 2,867 | 57.9% |
| 41 BUCKEYE RD | 2025-11 | $620,000 | 3,008 | 57.6% |
| 83 WESTON DR | 2025-08 | $614,000 | 2,424 | 67.7% |
| 2 SWEETGUM ST | 2025-08 | $600,000 | 2,699 | 66.4% |
| 209 WINDSOR DR | 2025-12 | $550,000 | 2,960 | 58.8% |
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