The Fair Share Report
281 Garwin Rd
Woolwich, NJ 08085
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Woolwich's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $351,563 – $459,900, from 12 comparable Woolwich sales in the past 18 months, at this home's 1,680 sq ft.
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 $374,732 home should be assessed near $241,103.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $29,297 above what the ratio math suggests (12.2%).
Step 4 · The tax rate — same for every Woolwich home
$2.090 Schools · 62% $0.706 County · 21% $0.580 Town · 17%
Step 5 · The bill
This home vs. every recent Woolwich sale · assessed ÷ market
48%82%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1031 RUSSELL MILL RD | 2025-10 | $510,000 | 1,900 | 46.6% |
| 34 VIERECK RD | 2025-01 | $385,000 | 1,704 | 60.5% |
| 1801 LEXINGTON MEWS | 2025-11 | $369,000 | 1,748 | 60.2% |
| 1805 LEXINGTON MEWS | 2025-08 | $360,000 | 1,748 | 64.4% |
| 508 LEXINGTON MEWS | 2026-06 | $340,000 | 1,748 | 61.1% |
| 20 BELFIORE DR | 2025-09 | $600,000 | 2,121 | 54.5% |
| 504 LEXINGTON MEWS | 2025-03 | $375,000 | 1,792 | 56.2% |
| 1406 LEXINGTON MEWS | 2025-11 | $389,900 | 1,748 | 64.3% |
| 1667 AUBURN RD | 2025-11 | $459,900 | 1,680 | 52.2% |
| 356 PAULSBORO RD | 2025-05 | $405,000 | 1,848 | 63.6% |
| 380 BACK CREEK RD | 2025-08 | $400,000 | 1,264 | 50.6% |
| 1803 LEXINGTON MEWS | 2025-05 | $369,000 | 1,875 | 66.9% |
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