The Fair Share Report
45 Third St
Roxbury, NJ 07847
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 $587,133 – $640,508, from 12 comparable Roxbury 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 Roxbury assessments sit below market value — republished every October, applied town-wide. A $611,029 home should be assessed near $393,808.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $9,808 below what the ratio math suggests (2.5%).
Step 4 · The tax rate — same for every Roxbury home
$1.792 Schools · 64% $0.336 County · 12% $0.693 Town · 25%
Step 5 · The bill
This home vs. every recent Roxbury sale · assessed ÷ market
44%80%
Paying about right
This home's ratio lands inside Roxbury'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 |
|---|---|---|---|---|
| 29 JOYCE DR | 2026-03 | $700,000 | 2,109 | 56.3% |
| 5 JOYCE DR | 2025-11 | $640,000 | 2,182 | 60.5% |
| 7 TROY LN | 2026-05 | $975,000 | — | 66.7% |
| 43 JOYCE DR | 2025-06 | $515,000 | 2,148 | 69.3% |
| 33 CANAL ST,LEDGE | 2026-01 | $600,000 | 2,167 | 55.6% |
| 51 S HILLSIDE AVE | 2025-04 | $650,000 | 2,191 | 57.2% |
| 9 PICARDY RD | 2025-04 | $625,000 | 2,192 | 56.1% |
| 4 HORIZON DR | 2025-01 | $485,000 | 2,252 | 66.3% |
| 22 HONEYMAN DR | 2025-12 | $700,000 | 2,140 | 58.4% |
| 6 BEECHWOOD DR | 2025-06 | $729,000 | 2,056 | 55.5% |
| 5 EDOR LN | 2025-12 | $570,000 | 2,363 | 65.9% |
| 55 N HILLSIDE AVE | 2025-08 | $675,000 | 2,400 | 55.4% |
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