The Fair Share Report
4 Pine Brook Ct
Mansfield, NJ 08022
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 $302,507 – $368,860, from 12 comparable Mansfield 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 Mansfield assessments sit below market value — republished every October, applied town-wide. A $336,059 home should be assessed near $190,613.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $57,313 below what the ratio math suggests (30.1%).
Step 4 · The tax rate — same for every Mansfield home
$2.211 Schools · 69% $0.502 County · 16% $0.509 Town · 16%
Step 5 · The bill
This home vs. every recent Mansfield sale · assessed ÷ market
31%71%
Paying about right
This home's ratio lands inside Mansfield'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 |
|---|---|---|---|---|
| 11 FERNWOOD COURT | 2025-08 | $237,000 | 1,192 | 54.5% |
| 304 HILLTOP LANE EAST | 2025-02 | $325,000 | 1,192 | 39.0% |
| 65 LAKE VIEW TERRACE | 2025-09 | $350,000 | 1,192 | 36.5% |
| 306 HILLTOP LANE EAST | 2026-05 | $347,000 | 1,312 | 39.2% |
| 30 HILLTOP LANE WEST | 2025-10 | $355,000 | 1,312 | 40.5% |
| 9 FERNWOOD COURT | 2025-08 | $410,000 | 1,235 | 41.8% |
| 1 WILLOWWOOD COURT | 2025-08 | $418,000 | 1,324 | 35.5% |
| 62 DEEP HOLLOW LANE NORTH | 2025-09 | $385,000 | 1,336 | 38.9% |
| 15 MEADOWWOOD COURT | 2025-07 | $345,000 | 1,192 | 36.8% |
| 245 WAGON WHEEL LANE | 2025-05 | $337,000 | 1,278 | 43.6% |
| 123 CHESTNUT HILL LANE | 2025-08 | $345,000 | 1,312 | 38.5% |
| 111 CARRIAGE HILL COURT | 2025-08 | $245,000 | 1,312 | 54.4% |
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