The Fair Share Report
44 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 $364,433 – $730,619, 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 $434,375 home should be assessed near $225,223.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $128,777 above what the ratio math suggests (57.2%).
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 $1.229 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
43%114%
Paying about right
This home's ratio lands inside Stafford'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 |
|---|---|---|---|---|
| 994 SANDY CIRCLE | 2026-01 | $375,000 | 1,248 | 94.7% |
| 1089 FATHOM AVENUE | 2025-04 | $375,000 | 1,249 | 96.5% |
| 114 NORTH LAKESHORE DRIVE | 2026-03 | $481,000 | 1,189 | 92.8% |
| 128 RODMAN DRIVE | 2025-03 | $650,000 | 1,298 | 112.1% |
| 3 MERLE DRIVE | 2026-03 | $730,000 | 1,212 | 99.7% |
| 321 FLOAT AVENUE | 2025-01 | $410,000 | 1,274 | 96.6% |
| 64 CAPSTAN AVENUE | 2025-03 | $400,000 | 1,152 | 91.3% |
| 129 JETEEMALE DRIVE | 2025-02 | $850,000 | 1,170 | 92.9% |
| 7 JACK LANE | 2025-04 | $650,000 | 1,190 | 108.7% |
| 203 CENTER STREET | 2025-02 | $413,000 | 1,296 | 96.3% |
| 464 MORRIS BLVD | 2025-02 | $999,999 | 1,368 | 78.8% |
| 1090 VESSEL LANE | 2025-05 | $464,000 | 1,313 | 102.9% |
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