The Fair Share Report
55 Champlain Ct
Stafford, NJ 08050
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (59.63%) — roughly $12,422/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $407,986 – $681,946, 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 $557,410 home should be assessed near $289,017.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $473,583 above what the ratio math suggests (163.9%).
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 $1.260 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%192%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 148 CATHERINE LANE | 2025-06 | $985,000 | 2,015 | 98.4% |
| 106 ATLANTIC HILLS BLVD | 2026-03 | $350,000 | 1,891 | 114.9% |
| 250 ATLANTIS AVENUE | 2025-05 | $600,000 | 1,965 | 87.7% |
| 107 DEERFIELD DRIVE | 2026-02 | $400,000 | 1,891 | 100.3% |
| 1194 STEAMER AVENUE | 2025-01 | $432,500 | 1,977 | 111.4% |
| 112 SOUTHARD DRIVE | 2026-06 | $850,000 | 1,959 | 109.3% |
| 1327 MILL CREEK ROAD | 2025-03 | $999,999 | 1,922 | 110.6% |
| 111 DEERFIELD DRIVE | 2025-01 | $383,000 | 2,097 | 111.7% |
| 1066 DRIFTWOOD AVENUE | 2025-06 | $652,000 | 1,944 | 84.8% |
| 767 BUCCANEER LANE | 2026-06 | $625,000 | 2,008 | 87.5% |
| 180 COMPASS ROAD | 2025-03 | $505,000 | 1,947 | 100.0% |
| 205 INLET AVENUE | 2025-05 | $498,000 | 2,092 | 102.0% |
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