The Fair Share Report
540 Harmony 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.
This home's full record →Check another house →
Step 1 · Market value
Likely range $290,717 – $324,312, 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 $302,965 home should be assessed near $301,147.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $334,053 above what the ratio math suggests (110.9%).
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
76%224%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (100.00%) — roughly $4,630/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1372 TOMS RIVER ROAD | 2026-03 | $600,000 | 1,144 | 92.9% |
| 1126 TOMS RIVER ROAD | 2025-01 | $505,000 | 1,122 | 123.3% |
| 2001 BEGONIA COURT | 2026-04 | $310,000 | 1,219 | 99.2% |
| 702 GOLDTHREAD COURT | 2026-03 | $291,500 | 1,219 | 105.5% |
| 701 BLUEBELL DRIVE | 2026-02 | $295,000 | 1,219 | 97.7% |
| 705 BLUEBELL DRIVE | 2026-02 | $290,000 | 1,219 | 99.4% |
| 101 GOLDTHREAD COURT | 2025-12 | $300,500 | 1,219 | 102.4% |
| 709 BLUEBELL DRIVE | 2025-12 | $300,000 | 1,219 | 96.1% |
| 101 VIOLET LANE | 2025-11 | $275,000 | 1,219 | 111.8% |
| 54 SNAPDRAGON COURT | 2025-11 | $290,000 | 1,219 | 99.4% |
| 164 LILAC COURT | 2025-11 | $315,000 | 1,219 | 97.7% |
| 1311 VIOLET LANE | 2025-09 | $282,300 | 1,219 | 101.5% |
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