The Fair Share Report
5 Rapids Dr
Jackson, NJ 08527
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 $901,637 – $1,313,409, from 12 comparable Jackson sales in the past 18 months, at this home's 3,302 sq ft.
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 $1,064,680 home should be assessed near $1,058,292.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $7,592 below what the ratio math suggests (0.7%).
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
75%122%
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 |
|---|---|---|---|---|
| 5 WIND SONG COURT | 2026-05 | $1,315,000 | 3,306 | 96.9% |
| 20 FOUNTAIN VIEW DR WEST | 2025-06 | $875,000 | 3,412 | 105.4% |
| 649 JACKSON MILLS ROAD | 2025-08 | $875,000 | 3,368 | 109.7% |
| 15 RODEO DRIVE | 2026-06 | $1,250,000 | 3,371 | 103.2% |
| 1022 AUMACK ROAD | 2025-03 | $915,500 | 3,508 | 108.6% |
| 4 WIND SONG COURT | 2026-04 | $1,550,000 | 3,251 | 86.4% |
| 24 CEDAR KNOLL ROAD | 2025-01 | $1,575,000 | 3,325 | 77.6% |
| 28 KACIE LYNN COURT | 2025-12 | $980,000 | 3,215 | 102.0% |
| 132 ADAMS WAY | 2025-10 | $1,200,000 | 3,564 | 93.8% |
| 23 AMETHYST WAY | 2026-01 | $1,062,101 | 3,294 | 89.6% |
| 6 MEADOW RUN COURT | 2026-02 | $1,311,500 | 3,199 | 95.9% |
| 23 AMBASSADOR WAY | 2026-06 | $915,500 | 3,230 | 99.6% |
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