The Fair Share Report
311 Juniper Ln
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 $331,785 – $405,733, from 12 comparable Woolwich sales in the past 18 months, at this home's 1,611 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 $353,435 home should be assessed near $227,400.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $30,700 above what the ratio math suggests (13.5%).
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%83%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 257 WILSHIRE BLVD | 2025-04 | $408,000 | 1,620 | 66.1% |
| 111 HOLLY DR | 2025-09 | $496,000 | 1,714 | 50.6% |
| 142 RAMONA LN | 2025-12 | $450,000 | 1,809 | 62.1% |
| 12 ETHAN TER | 2025-09 | $495,000 | 1,714 | 54.9% |
| 9 BRATTLEBORO RD | 2026-03 | $405,000 | 1,638 | 56.0% |
| 2308 LEXINGTON MEWS | 2025-03 | $290,000 | 1,524 | 61.5% |
| 2507 LEXINGTON MEWS | 2025-07 | $320,000 | 1,531 | 50.4% |
| 4 HYLTON RD | 2025-12 | $407,000 | 1,808 | 57.0% |
| 2101 LEXINGTON MEWS | 2025-10 | $285,000 | 1,524 | 55.1% |
| 1901 LEXINGTON MEWS | 2025-07 | $382,614 | 1,744 | 54.3% |
| 1901 LEXINGTON MEWS | 2025-05 | $268,000 | 1,744 | 77.5% |
| 1801 LEXINGTON MEWS | 2025-11 | $369,000 | 1,748 | 60.2% |
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