The Fair Share Report
48 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.
This home's full record →Check another house →
Step 1 · Market value
Likely range $386,532 – $420,407, 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 $405,266 home should be assessed near $229,867.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $67,967 below what the ratio math suggests (29.6%).
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 |
|---|---|---|---|---|
| 4 COVERED BRIDGE CIRCLE | 2025-09 | $395,000 | 1,524 | 41.3% |
| 89 HORSESHOE LANE SOUTH | 2026-02 | $380,000 | 1,508 | 42.5% |
| 4 LANTERN LANE | 2025-03 | $405,000 | 1,524 | 40.3% |
| 48 SUNSET LANE | 2026-05 | $430,000 | 1,524 | 37.9% |
| 90 WAGON WHEEL LANE | 2026-03 | $410,000 | 1,513 | 39.7% |
| 3 COVERED BRIDGE CIRCLE | 2025-10 | $370,000 | 1,403 | 42.5% |
| 15 GREENBROOK DRIVE | 2025-03 | $450,000 | 1,432 | 38.1% |
| 14 COVERED BRIDGE CIRCLE | 2026-04 | $430,000 | 1,403 | 36.5% |
| 103 CARRIAGE HILL COURT | 2026-04 | $415,000 | 1,526 | 45.7% |
| 7 WILLOWWOOD COURT | 2025-10 | $410,000 | 1,560 | 46.0% |
| 117 CARRIAGE HILL COURT | 2026-04 | $355,000 | 1,392 | 43.9% |
| 3 COVERED BRIDGE LANE | 2026-04 | $385,000 | 1,403 | 40.8% |
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