The Fair Share Report
494 Route 45
Mannington, NJ 08079
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 $161,274 – $350,887, from 12 comparable Mannington 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 Mannington assessments sit below market value — republished every October, applied town-wide. A $284,034 home should be assessed near $227,852.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $83,752 below what the ratio math suggests (36.8%).
Step 4 · The tax rate — same for every Mannington home
$2.026 Schools · 56% $1.278 County · 35% $0.299 Town · 8%
This home's own bill implies $3.431 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Mannington sale · assessed ÷ market
36%98%
Paying about right
This home's ratio lands inside Mannington'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 |
|---|---|---|---|---|
| 222 ROUTE 45 | 2025-11 | $346,000 | 1,620 | 50.5% |
| 303 ROUTE 45 | 2025-10 | $155,000 | 1,164 | 92.1% |
| 241 FENWICK RD | 2025-07 | $325,000 | 1,092 | 55.1% |
| 114 PENTON STATION RD | 2025-08 | $196,000 | 792 | 36.4% |
| 204 COMPROMISE RD | 2025-12 | $312,500 | 1,504 | 58.7% |
| 376 GRISCOM DR | 2025-12 | $365,000 | 2,015 | 73.4% |
| 466 ALLOWAY WOODSTOWN RD | 2025-10 | $150,000 | 1,012 | 64.3% |
| 60 MANN-YORKETOWN RD | 2025-11 | $176,028 | 1,305 | 79.6% |
| 251 HAINES NECK RD | 2025-08 | $305,000 | 2,313 | 41.9% |
| 209 MANN-YORKETOWN RD | 2025-02 | $285,000 | 1,026 | 65.4% |
| 81 CHENEY RD | 2025-08 | $202,000 | 1,300 | 80.6% |
| 111 HACKETT RD | 2025-11 | $452,500 | 1,650 | 41.4% |
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