The Fair Share Report
412 E Millstream Rd
Plumsted, NJ 08087
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 $357,881 – $429,120, from 12 comparable Plumsted 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 Plumsted assessments sit below market value — republished every October, applied town-wide. A $387,744 home should be assessed near $224,387.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $153,413 above what the ratio math suggests (68.4%).
Step 4 · The tax rate — same for every Plumsted home
$2.255 Schools · 72% $0.543 County · 17% $0.351 Town · 11%
This home's own bill implies $1.637 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 Plumsted sale · assessed ÷ market
79%111%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (66.55%) — roughly $4,829/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 11 SHEVCHENKO AVE | 2026-06 | $425,210 | 1,264 | 84.7% |
| 115 BRINDLETOWN RD | 2025-01 | $415,000 | 1,416 | 93.7% |
| 19 OAKWOOD DR | 2026-02 | $527,500 | 1,584 | 101.4% |
| 38-40 STORY ST | 2025-04 | $400,000 | 1,248 | 94.0% |
| 2 SEFEL AVE | 2025-04 | $358,000 | 1,425 | 118.5% |
| 172 HAWKIN RD | 2026-06 | $525,000 | 1,900 | 98.4% |
| 3 APPLEGATE LN | 2026-02 | $420,000 | 1,416 | 96.2% |
| 92 JACOBSTOWN RD | 2026-01 | $520,000 | 1,866 | 96.7% |
| 19 HIGHBRIDGE RD | 2026-04 | $520,000 | 1,631 | 86.1% |
| 289 LAKEWOOD RD | 2025-01 | $130,000 | 927 | 167.5% |
| 70-72 JACOBSTOWN RD | 2026-01 | $449,500 | 1,450 | 98.0% |
| 21 BRINDLETOWN RD | 2025-01 | $360,000 | 1,040 | 99.3% |
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