The Fair Share Report
416 Route 45
Mannington, NJ 08079
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Mannington's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $225,034 – $478,449, from 12 comparable Mannington 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 Mannington assessments sit below market value — republished every October, applied town-wide. A $345,281 home should be assessed near $276,984.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $72,784 below what the ratio math suggests (26.3%).
Step 4 · The tax rate — same for every Mannington home
$2.026 Schools · 56% $1.278 County · 35% $0.299 Town · 8%
Step 5 · The bill
This home vs. every recent Mannington sale · assessed ÷ market
36%98%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 222 ROUTE 45 | 2025-11 | $346,000 | 1,620 | 50.5% |
| 376 GRISCOM DR | 2025-12 | $365,000 | 2,015 | 73.4% |
| 251 HAINES NECK RD | 2025-08 | $305,000 | 2,313 | 41.9% |
| 204 COMPROMISE RD | 2025-12 | $312,500 | 1,504 | 58.7% |
| 241 FENWICK RD | 2025-07 | $325,000 | 1,092 | 55.1% |
| 466 ALLOWAY WOODSTOWN RD | 2025-10 | $150,000 | 1,012 | 64.3% |
| 111 HACKETT RD | 2025-11 | $452,500 | 1,650 | 41.4% |
| 303 ROUTE 45 | 2025-10 | $155,000 | 1,164 | 92.1% |
| 60 MANN-YORKETOWN RD | 2025-11 | $176,028 | 1,305 | 79.6% |
| 691 ROUTE 45 | 2025-03 | $430,000 | 2,081 | 62.3% |
| 209 MANN-YORKETOWN RD | 2025-02 | $285,000 | 1,026 | 65.4% |
| 706 KINGS HWY | 2026-05 | $665,000 | 2,451 | 46.8% |
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