The Fair Share Report
35 Pinecrest Ave
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.
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Step 1 · Market value
Likely range $606,222 – $670,678, 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 $634,140 home should be assessed near $630,335.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $105,335 below what the ratio math suggests (16.7%).
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
73%118%
Keep quiet and enjoy it
This home's assessment ratio sits below the Jackson pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 27 VALLEY ROAD | 2026-03 | $760,000 | 1,920 | 92.3% |
| 6 PRINCETON DRIVE | 2025-10 | $650,000 | 1,902 | 89.0% |
| 1 NEW JERSEY AVENUE | 2025-06 | $547,000 | 1,886 | 106.7% |
| 42 GEORGIAN BOULEVARD | 2026-03 | $605,000 | 1,932 | 83.7% |
| 6 ARKANSAS DRIVE | 2025-03 | $641,000 | 1,886 | 89.5% |
| 26 CITADEL DRIVE | 2026-03 | $590,000 | 1,838 | 86.5% |
| 17 PRINCETON DRIVE | 2025-06 | $570,000 | 1,822 | 95.2% |
| 64 RHODE ISLAND DRIVE | 2025-11 | $603,000 | 1,881 | 113.6% |
| 40 BROOKWOOD PARKWAY | 2026-03 | $647,000 | 1,874 | 88.5% |
| 22 DINA PLACE | 2026-02 | $640,000 | 1,966 | 86.9% |
| 24 PRINCETON DRIVE | 2025-10 | $650,000 | 1,936 | 88.0% |
| 11 PRINCETON DRIVE | 2026-03 | $710,000 | 1,988 | 91.7% |
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