The Fair Share Report
328 Eagle Ct
Woolwich, NJ 08085
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 $588,849 – $671,101, from 12 comparable Woolwich 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 Woolwich assessments sit below market value — republished every October, applied town-wide. A $636,275 home should be assessed near $409,379.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $29,479 below what the ratio math suggests (7.2%).
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%79%
Paying about right
This home's ratio lands inside Woolwich's normal band. The drift hasn't singled it out — no case for a tax appeal.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 112 HUNTERS RUN | 2025-06 | $758,000 | 3,322 | 60.7% |
| 126 WINDING WAY | 2025-07 | $660,000 | 2,872 | 58.4% |
| 261 BACK CREEK RD | 2026-06 | $650,000 | 3,170 | 64.8% |
| 2 JUDYS HOMEPLACE | 2025-05 | $650,000 | 2,971 | 51.8% |
| 305 BRIARWOOD LN | 2025-09 | $705,000 | 2,844 | 57.8% |
| 20 KINGS CT | 2025-06 | $655,000 | 2,780 | 64.1% |
| 1 BLUE SPRUCE LN | 2025-08 | $625,000 | 2,916 | 60.5% |
| 14 FORREST CT | 2025-08 | $607,500 | 3,420 | 68.0% |
| 163 ERICA CT | 2026-02 | $635,000 | 2,804 | 56.9% |
| 42 MARATHON DR | 2025-05 | $615,000 | 2,804 | 56.1% |
| 108 HEATHERTON RD | 2025-04 | $590,000 | 3,000 | 58.4% |
| 35 NOCENTINO DR | 2025-06 | $630,000 | 3,002 | 59.0% |
Is this your house?
Run your own report →