The Fair Share Report
321 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 $382,506 – $515,386, from 12 comparable Stafford sales in the past 18 months, at this home's 1,274 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 $392,034 home should be assessed near $203,270.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $192,630 above what the ratio math suggests (94.8%).
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 $1.205 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
71%114%
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 $5,053/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 128 RODMAN DRIVE | 2025-03 | $650,000 | 1,298 | 112.1% |
| 1089 FATHOM AVENUE | 2025-04 | $375,000 | 1,249 | 96.5% |
| 1090 VESSEL LANE | 2025-05 | $464,000 | 1,313 | 102.9% |
| 994 SANDY CIRCLE | 2026-01 | $375,000 | 1,248 | 94.7% |
| 464 MORRIS BLVD | 2025-02 | $999,999 | 1,368 | 78.8% |
| 3 MERLE DRIVE | 2026-03 | $730,000 | 1,212 | 99.7% |
| 1125 WINDLASS DRIVE | 2025-06 | $345,000 | 1,248 | 104.3% |
| 251 RAFT AVENUE | 2025-01 | $370,000 | 1,176 | 104.0% |
| 1108 RUDDER AVENUE | 2025-04 | $426,100 | 1,392 | 97.3% |
| 166 INLET AVENUE | 2026-01 | $325,000 | 1,245 | 118.8% |
| 248 MATEY AVENUE | 2026-01 | $340,000 | 1,230 | 106.7% |
| 64 CAPSTAN AVENUE | 2025-03 | $400,000 | 1,152 | 91.3% |
Is this your house?
Run your own report →