The Fair Share Report
41 Forest Dr
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 $417,046 – $528,372, 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 $486,193 home should be assessed near $483,276.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $83,076 below what the ratio math suggests (17.2%).
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
70%118%
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 |
|---|---|---|---|---|
| 539 E VETERANS HIGHWAY | 2025-06 | $815,000 | 1,144 | 59.5% |
| 13 CYPRESS AVENUE | 2025-07 | $475,000 | 1,240 | 101.6% |
| 17 AFTON ROAD | 2025-05 | $390,000 | 1,192 | 98.8% |
| 13 EDGAR ROAD | 2026-05 | $330,000 | 1,296 | 133.8% |
| 908 HYSON ROAD | 2025-01 | $549,000 | 1,184 | 80.1% |
| 22 DAWN CYPRESS LANE | 2025-06 | $490,000 | 1,372 | 91.9% |
| 359 TOMS RIVER ROAD | 2026-02 | $430,000 | 1,056 | 103.0% |
| 9 RICCI'S DRIVE | 2026-04 | $515,000 | 1,274 | 74.9% |
| 9 RICCI'S DRIVE | 2025-07 | $435,000 | 1,274 | 88.6% |
| 20 DOGWOOD DRIVE | 2025-07 | $500,000 | 1,146 | 98.7% |
| 271 S STUMP TAVERN ROAD | 2025-11 | $487,500 | 1,272 | 99.6% |
| 85 SUSAN DRIVE | 2025-10 | $531,000 | 1,248 | 87.4% |
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