The Fair Share Report
46 Cottage Ln E
Mansfield, NJ 08022
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.
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Step 1 · Market value
Likely range $330,094 – $383,664, from 12 comparable Mansfield 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 Mansfield assessments sit below market value — republished every October, applied town-wide. A $355,381 home should be assessed near $201,572.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $54,572 below what the ratio math suggests (27.1%).
Step 4 · The tax rate — same for every Mansfield home
$2.211 Schools · 69% $0.502 County · 16% $0.509 Town · 16%
Step 5 · The bill
This home vs. every recent Mansfield sale · assessed ÷ market
32%71%
Paying about right
This home's ratio lands inside Mansfield'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 |
|---|---|---|---|---|
| 3 COVERED BRIDGE CIRCLE | 2025-10 | $370,000 | 1,403 | 42.5% |
| 14 COVERED BRIDGE CIRCLE | 2026-04 | $430,000 | 1,403 | 36.5% |
| 3 COVERED BRIDGE LANE | 2026-04 | $385,000 | 1,403 | 40.8% |
| 49 WAGON WHEEL LANE | 2025-09 | $235,000 | 1,403 | 66.8% |
| 212 WAGON WHEEL LANE | 2026-03 | $312,500 | 1,403 | 50.3% |
| 15 GREENBROOK DRIVE | 2025-03 | $450,000 | 1,432 | 38.1% |
| 117 CARRIAGE HILL COURT | 2026-04 | $355,000 | 1,392 | 43.9% |
| 14 CARRIAGE HILL LANE | 2025-06 | $350,000 | 1,392 | 44.5% |
| 8 PINE BROOK COURT | 2025-03 | $332,500 | 1,392 | 46.9% |
| 48 WAGON WHEEL LANE | 2025-08 | $360,000 | 1,403 | 43.6% |
| 107 CARRIAGE HILL COURT | 2025-07 | $335,000 | 1,392 | 46.5% |
| 24 LAKE VIEW TERRACE | 2025-05 | $342,500 | 1,392 | 45.5% |
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