The Fair Share Report
4 Paceview Dr
Howell, NJ 07731
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 $301,714 – $349,121, from 12 comparable Howell 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 Howell assessments sit below market value — republished every October, applied town-wide. A $323,989 home should be assessed near $314,302.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $113,298 above what the ratio math suggests (36.0%).
Step 4 · The tax rate — same for every Howell home
$1.121 Schools · 68% $0.218 County · 13% $0.320 Town · 19%
This home's own bill implies $2.633 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 Howell sale · assessed ÷ market
84%147%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $1,880/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 91 FARNWORTH CLOSE | 2025-02 | $375,000 | 1,017 | 101.5% |
| 461 MAGNOLIA COURT | 2026-06 | $325,000 | 964 | 103.2% |
| 402 BROOKVIEW COURT | 2026-06 | $340,000 | 964 | 101.3% |
| 156 PINETREE COURT | 2026-04 | $315,000 | 964 | 109.4% |
| 174 PINETREE COURT | 2026-03 | $325,000 | 964 | 118.6% |
| 333 SEQUOIA COURT | 2026-03 | $306,000 | 964 | 114.4% |
| 76 BRIARWOOD COURT | 2026-02 | $325,000 | 964 | 107.3% |
| 404 BROOKVIEW COURT | 2026-01 | $299,999 | 964 | 112.4% |
| 126 CYPRESS COURT | 2026-01 | $299,910 | 964 | 113.9% |
| 369 BROOKVIEW COURT | 2025-05 | $330,000 | 964 | 101.6% |
| 51 LINTON CLOSE | 2026-05 | $280,000 | 942 | 134.2% |
| 67 FARNWORTH CLOSE | 2026-04 | $450,000 | 1,089 | 90.8% |
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