The Fair Share Report
275 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 $283,664 – $426,553, from 12 comparable Stafford sales in the past 18 months, at this home's 1,038 sq ft.
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 $338,296 home should be assessed near $175,406.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $184,094 above what the ratio math suggests (105.0%).
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 $1.195 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 $4,829/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1022 BUCCANEER LANE | 2025-01 | $380,000 | 1,008 | 96.2% |
| 13B WALNUT ROAD | 2026-06 | $200,000 | 1,075 | 88.4% |
| 399 LIGHTHOUSE DRIVE | 2026-02 | $330,000 | 1,056 | 108.2% |
| 18B ACORN ROAD | 2025-03 | $204,000 | 1,075 | 88.8% |
| 884 MILL CREEK ROAD | 2026-02 | $550,000 | 998 | 100.3% |
| 249 CROWS NEST ROAD | 2025-05 | $270,000 | 988 | 122.5% |
| 249 CROWS NEST ROAD | 2025-05 | $240,000 | 988 | 137.8% |
| 125 TORPEDO ROAD | 2025-04 | $425,000 | 1,092 | 86.9% |
| 1018 VESSEL LANE | 2026-01 | $392,000 | 1,008 | 87.2% |
| 43 LIGHTHOUSE DRIVE | 2026-03 | $325,000 | 1,018 | 101.2% |
| 184 STOWAWAY ROAD | 2025-04 | $322,000 | 988 | 100.2% |
| 113 ALAN DRIVE | 2025-06 | $639,500 | 1,112 | 118.6% |
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