The Fair Share Report
58 Mariners Cove
Howell, NJ 08041
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.
This home's payments are about right
It sits inside Howell's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $421,978 – $518,581, from 12 comparable Howell 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 Howell assessments sit below market value — republished every October, applied town-wide. A $462,703 home should be assessed near $448,868.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $7,168 below what the ratio math suggests (1.6%).
Step 4 · The tax rate — same for every Howell home
$1.121 Schools · 68% $0.218 County · 13% $0.320 Town · 19%
Step 5 · The bill
This home vs. every recent Howell sale · assessed ÷ market
80%111%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 35 SLOOP SQUARE | 2026-04 | $427,000 | 1,504 | 102.7% |
| 27 LAUREL CREST DRIVE | 2025-06 | $510,000 | 1,487 | 98.8% |
| 19 SLOOP SQUARE | 2026-02 | $480,000 | 1,570 | 93.4% |
| 7 FARRAGUT SQUARE | 2026-04 | $515,000 | 1,617 | 90.0% |
| 7 BREAKWATER SQUARE | 2025-05 | $471,000 | 1,617 | 99.9% |
| 18 EVERGREEN PLACE | 2025-05 | $580,000 | 1,588 | 59.4% |
| 549 LAURELWOOD COURT | 2026-02 | $495,000 | 1,680 | 99.7% |
| 535 LAURELWOOD COURT | 2025-03 | $415,000 | 1,680 | 96.7% |
| 68 PICKET PLACE | 2025-05 | $419,500 | 1,468 | 104.2% |
| 33 BLUE JAY COURT | 2026-02 | $350,000 | 1,585 | 95.2% |
| 11 DECOY LANE | 2026-05 | $500,000 | 1,468 | 96.0% |
| 7 TRACEY COURT | 2026-05 | $435,000 | 1,320 | 110.3% |
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