The Fair Share Report
28 Champlain Ct
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 $634,223 – $902,663, from 12 comparable Stafford sales in the past 18 months, at this home's 2,412 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 $713,199 home should be assessed near $369,794.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $405,506 above what the ratio math suggests (109.7%).
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 $1.249 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%128%
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 $10,636/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1988 MILL CREEK ROAD | 2026-05 | $1,100,000 | 2,376 | 91.2% |
| 308 JENNINGS ROAD | 2026-02 | $900,000 | 2,522 | 90.5% |
| 121 PATTIEJOE LANE | 2025-05 | $860,000 | 2,298 | 114.1% |
| 540 OAK AVENUE | 2025-06 | $650,000 | 2,472 | 100.6% |
| 145 MATILDA DRIVE | 2025-04 | $1,025,000 | 2,642 | 98.0% |
| 261 OAK AVENUE | 2025-02 | $650,000 | 2,312 | 103.0% |
| 118 NORTH LAKESHORE DRIVE | 2026-03 | $625,000 | 2,526 | 100.5% |
| 1611 MILL CREEK ROAD | 2026-01 | $1,100,000 | 2,220 | 99.8% |
| 174 RUTGERS AVENUE | 2025-03 | $590,000 | 2,223 | 90.1% |
| 113 TOGGLE ROAD | 2026-01 | $720,000 | 2,435 | 89.5% |
| 254 OUTBOARD AVENUE | 2025-05 | $750,000 | 2,377 | 89.0% |
| 216 TACKLE AVENUE | 2026-03 | $630,000 | 2,489 | 91.3% |
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