The Fair Share Report
41 Pine St
Stafford, NJ 08050
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 $412,124 – $507,609, from 12 comparable Stafford 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 Stafford assessments sit below market value — republished every October, applied town-wide. A $459,078 home should be assessed near $238,032.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $132,568 above what the ratio math suggests (55.7%).
Step 4 · The tax rate — same for every Stafford home
$1.048 Schools · 40% $0.603 County · 23% $0.972 Town · 37%
This home's own bill implies $1.428 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 Stafford sale · assessed ÷ market
68%114%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (59.63%) — roughly $3,477/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1156 FATHOM AVENUE | 2025-06 | $400,000 | 1,312 | 94.5% |
| 947 JENNIFER LANE | 2026-01 | $440,000 | 1,395 | 105.8% |
| 101 TOPSAIL LANE | 2026-01 | $494,000 | 1,248 | 92.8% |
| 91 ATLANTIS AVENUE | 2025-02 | $440,000 | 1,341 | 94.3% |
| 1090 VESSEL LANE | 2025-05 | $464,000 | 1,313 | 102.9% |
| 49 OXYCOCUS ROAD | 2026-01 | $500,000 | 1,388 | 89.8% |
| 1174 STEAMER AVENUE | 2026-03 | $445,000 | 1,296 | 90.8% |
| 131 TILLER AVENUE | 2025-02 | $435,000 | 1,386 | 100.1% |
| 372 NAUTILUS DRIVE | 2026-05 | $525,000 | 1,296 | 91.0% |
| 133 QUADRANT ROAD | 2025-06 | $280,000 | 1,328 | 139.4% |
| 173 TOPSIDE ROAD | 2025-01 | $495,000 | 1,324 | 87.1% |
| 1751 BREAKERS DRIVE | 2026-05 | $450,000 | 1,426 | 91.3% |
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