The Fair Share Report
3 Beech Ct
Jackson, NJ 08527
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 $348,385 – $391,669, from 12 comparable Jackson 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 Jackson assessments sit below market value — republished every October, applied town-wide. A $364,299 home should be assessed near $362,113.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $134,087 above what the ratio math suggests (37.0%).
Step 4 · The tax rate — same for every Jackson home
$0.781 Schools · 56% $0.320 County · 23% $0.284 Town · 21%
Step 5 · The bill
This home vs. every recent Jackson sale · assessed ÷ market
76%148%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $1,858/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 73 RITA LANE | 2026-03 | $369,250 | 1,680 | 92.5% |
| 167 MELI BOULEVARD | 2025-10 | $345,000 | 1,680 | 107.7% |
| 39 COLONIAL COURT | 2025-09 | $385,000 | 1,694 | 102.9% |
| 307 SAGE COURT | 2026-03 | $355,000 | 1,751 | 98.6% |
| 201 BEGONIA COURT | 2026-01 | $375,000 | 1,751 | 93.3% |
| 1803 LILLY LANE | 2025-10 | $357,000 | 1,751 | 98.0% |
| 209 BEGONIA COURT | 2025-08 | $347,500 | 1,751 | 107.5% |
| 505 BEGONIA COURT | 2025-07 | $375,000 | 1,751 | 101.6% |
| 1404 VIOLET LANE | 2025-06 | $366,000 | 1,751 | 95.6% |
| 1402 VIOLET LANE | 2025-05 | $366,000 | 1,751 | 104.1% |
| 121 JOAN COURT | 2026-03 | $350,000 | 1,640 | 100.1% |
| 116 JOAN COURT | 2026-02 | $350,000 | 1,640 | 97.2% |
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