The Fair Share Report
446 Clearstream Rd
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 $786,982 – $974,136, 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 $829,121 home should be assessed near $824,146.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $239,154 above what the ratio math suggests (29.0%).
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
76%141%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $3,315/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 657 TOMS RIVER ROAD | 2025-07 | $690,000 | 2,674 | 115.2% |
| 30 CRANBERRY COURT | 2025-06 | $1,225,000 | 3,356 | 89.7% |
| 13 MILLS LANE | 2025-07 | $780,000 | 2,890 | 111.3% |
| 33 BROOKFIELD DRIVE | 2025-05 | $520,000 | 2,822 | 104.9% |
| 1041 AUMACK ROAD | 2026-05 | $873,000 | 3,280 | 109.2% |
| 43 COTTONWOOD DRIVE | 2025-04 | $800,000 | 2,731 | 111.2% |
| 240 BUTTERFLY ROAD | 2025-08 | $960,000 | 3,646 | 104.3% |
| 12 JEFFERSON COURT | 2026-04 | $1,300,000 | 3,734 | 93.1% |
| 16 GOLDFINCH ROAD | 2026-06 | $765,000 | 2,461 | 95.7% |
| 115 LEESVILLE ROAD | 2025-09 | $590,000 | 2,770 | 124.0% |
| 12 FOUNTAIN VIEW DR WEST | 2025-03 | $1,115,000 | 3,636 | 102.1% |
| 9 SARAH COURT | 2025-08 | $900,000 | 3,118 | 114.2% |
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