The Fair Share Report
52 Champlain Ct
Stafford, NJ 08050
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 $635,626 – $789,670, from 12 comparable Stafford 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 Stafford assessments sit below market value — republished every October, applied town-wide. A $709,186 home should be assessed near $367,713.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $524,087 above what the ratio math suggests (142.5%).
Step 4 · The tax rate — same for every Stafford home
$1.048 Schools · 40% $0.603 County · 23% $0.972 Town · 37%
This home's own bill implies $1.256 per $100 — well off the general rate. That usually means the town revalued since the last bill.
Step 5 · The bill
This home vs. every recent Stafford sale · assessed ÷ market
78%146%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (59.63%) — roughly $13,747/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 216 TACKLE AVENUE | 2026-03 | $630,000 | 2,489 | 91.3% |
| 350 DEER LAKE COURT | 2025-03 | $610,000 | 2,454 | 102.3% |
| 113 TOGGLE ROAD | 2026-01 | $720,000 | 2,435 | 89.5% |
| 540 OAK AVENUE | 2025-06 | $650,000 | 2,472 | 100.6% |
| 254 OUTBOARD AVENUE | 2025-05 | $750,000 | 2,377 | 89.0% |
| 223 HILLIARD BLVD | 2026-01 | $684,000 | 2,476 | 98.0% |
| 310 WINDING OAK TRAIL | 2026-03 | $677,500 | 2,352 | 80.7% |
| 100 CAPTAIN ROAD | 2025-01 | $600,000 | 2,328 | 97.0% |
| 175 BARRACUDA ROAD | 2026-02 | $680,000 | 2,437 | 94.4% |
| 1988 MILL CREEK ROAD | 2026-05 | $1,100,000 | 2,376 | 91.2% |
| 44 CLAUDIA LANE | 2026-05 | $925,000 | 2,448 | 95.6% |
| 8 MURIEL DRIVE | 2025-06 | $1,200,000 | 2,252 | 98.1% |
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