The Fair Share Report
4 Opal 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 $747,399 – $999,242, 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 $824,145 home should be assessed near $819,200.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $46,700 above what the ratio math suggests (5.7%).
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
76%121%
Paying about right
This home's ratio lands inside Jackson'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 |
|---|---|---|---|---|
| 33 BROOKFIELD DRIVE | 2025-05 | $520,000 | 2,822 | 104.9% |
| 2 KYLE COURT | 2025-11 | $750,000 | 2,767 | 99.9% |
| 35 OLIVIA WAY | 2025-03 | $815,000 | 2,698 | 103.5% |
| 33 OLIVIA WAY | 2025-04 | $999,000 | 2,846 | 92.8% |
| 9 MEADOW RUN COURT | 2025-11 | $1,270,000 | 2,955 | 95.1% |
| 27 STONEHENGE COURT | 2026-03 | $800,000 | 2,843 | 123.0% |
| 31 BROOKFIELD DRIVE | 2025-08 | $525,000 | 2,634 | 110.7% |
| 303 WELLINGTON COURT | 2025-07 | $875,000 | 2,762 | 89.5% |
| 5 STARLING COURT | 2025-08 | $825,000 | 2,771 | 99.7% |
| 5 SONG BIRD COURT | 2025-08 | $865,000 | 2,960 | 110.0% |
| 30 SUMMERHILL AVENUE | 2026-02 | $1,200,000 | 2,846 | 82.4% |
| 8 LEONE BOULEVARD | 2025-07 | $760,000 | 2,633 | 105.1% |
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