The Fair Share Report
60 Pine St
Mantua, NJ 08080
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 $522,384 – $632,518, from 12 comparable Mantua 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 Mantua assessments sit below market value — republished every October, applied town-wide. A $577,517 home should be assessed near $492,795.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $60,095 below what the ratio math suggests (12.2%).
Step 4 · The tax rate — same for every Mantua home
$1.412 Schools · 56% $0.533 County · 21% $0.570 Town · 23%
Step 5 · The bill
This home vs. every recent Mantua sale · assessed ÷ market
61%104%
Paying about right
This home's ratio lands inside Mantua'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 |
|---|---|---|---|---|
| 1011 CRESTMONT DR | 2026-02 | $264,900 | — | 72.7% |
| 100 TYLERS LAKE RD | 2025-05 | $605,000 | 2,085 | 79.7% |
| 48 FOREST CT | 2026-02 | $265,000 | — | 77.5% |
| 132 WILSON AVE | 2025-11 | $605,500 | 2,272 | 70.3% |
| 595 BREAKNECK RD | 2025-04 | $755,000 | 2,301 | 67.6% |
| 22 HART LN | 2025-12 | $542,500 | 1,885 | 72.1% |
| 1363 TRISTRAM CIR | 2026-02 | $217,000 | — | 72.6% |
| 679 JACKSON RD | 2025-11 | $450,000 | 2,486 | 87.8% |
| 644 SURREY RD | 2026-05 | $609,000 | 2,183 | 70.2% |
| 39 SPRING HILL RD | 2025-03 | $680,000 | 2,402 | 69.9% |
| 185 CARRIAGE HILL CIR | 2025-07 | $600,000 | 2,373 | 76.8% |
| 137 PENDRAGON WAY | 2026-04 | $320,000 | 1,480 | 81.4% |
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