The Fair Share Report
460 Clearstream Rd
Jackson, NJ 08701
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 $446,539 – $668,208, 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 $523,478 home should be assessed near $520,337.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $24,937 below what the ratio math suggests (4.8%).
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
69%118%
Paying about right
This home's ratio lands inside Jackson'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 |
|---|---|---|---|---|
| 235 PERRINEVILLE ROAD | 2026-02 | $490,000 | 1,156 | 86.5% |
| 283 E PLEASANT GROVE ROAD | 2026-05 | $475,000 | 1,068 | 99.3% |
| 908 HYSON ROAD | 2025-01 | $549,000 | 1,184 | 80.1% |
| 318 FDR PL (PRIVATE) | 2026-05 | $370,000 | 1,281 | 118.0% |
| 284 CLEARSTREAM ROAD | 2025-06 | $485,000 | 1,060 | 113.6% |
| 46 THOMPSON BRIDGE ROAD | 2025-04 | $394,750 | 1,024 | 103.0% |
| 152 N COOKS BRIDGE ROAD | 2025-01 | $478,000 | 1,092 | 87.9% |
| 271 S STUMP TAVERN ROAD | 2025-11 | $487,500 | 1,272 | 99.6% |
| 255 N HOPE CHAPEL ROAD | 2025-11 | $800,000 | 980 | 63.6% |
| 515 W VETERANS HIGHWAY | 2025-01 | $860,000 | 1,536 | 60.9% |
| 601 S STUMP TAVERN ROAD | 2026-05 | $700,000 | 1,248 | 76.9% |
| 560 HYSON ROAD | 2025-04 | $585,000 | 1,326 | 85.6% |
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