The Fair Share Report
45 Roundstone Run
Woolwich, NJ 08085
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 $363,523 – $383,951, from 12 comparable Woolwich 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 Woolwich assessments sit below market value — republished every October, applied town-wide. A $375,755 home should be assessed near $241,761.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $561 below what the ratio math suggests (0.2%).
Step 4 · The tax rate — same for every Woolwich home
$2.090 Schools · 62% $0.706 County · 21% $0.580 Town · 17%
Step 5 · The bill
This home vs. every recent Woolwich sale · assessed ÷ market
48%79%
Paying about right
This home's ratio lands inside Woolwich'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 |
|---|---|---|---|---|
| 33 ROUNDSTONE RUN | 2026-04 | $370,000 | 1,720 | 65.2% |
| 108 ROUNDSTONE RUN | 2025-08 | $365,000 | 1,720 | 64.9% |
| 114 ROUNDSTONE RUN | 2025-05 | $383,000 | 1,720 | 63.0% |
| 109 WATERFORD WAY | 2026-05 | $399,000 | 1,720 | 60.0% |
| 1406 LEXINGTON MEWS | 2025-11 | $389,900 | 1,748 | 64.3% |
| 607 SAMMY ST | 2025-10 | $365,000 | 1,720 | 63.7% |
| 505 EVELYN WAY | 2025-01 | $325,000 | 1,720 | 66.2% |
| 43 ROUNDSTONE RUN | 2025-08 | $402,000 | 1,960 | 63.9% |
| 504 LEXINGTON MEWS | 2025-03 | $375,000 | 1,792 | 56.2% |
| 104 WATERFORD WAY | 2026-01 | $405,000 | 1,960 | 70.9% |
| 213 DALTON DR | 2025-12 | $382,000 | 1,960 | 68.2% |
| 211 DALTON DR | 2025-09 | $405,000 | 1,974 | 63.4% |
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