The Fair Share Report
7 Third St
Oakland, NJ 07436
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 $670,186 – $810,277, from 12 comparable Oakland 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 Oakland assessments sit below market value — republished every October, applied town-wide. A $703,461 home should be assessed near $624,603.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $43,503 below what the ratio math suggests (7.0%).
Step 4 · The tax rate — same for every Oakland home
$1.397 Schools · 64% $0.235 County · 11% $0.553 Town · 25%
This home's own bill implies $2.052 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Oakland sale · assessed ÷ market
66%107%
Paying about right
This home's ratio lands inside Oakland'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 |
|---|---|---|---|---|
| 28 MINNEHAHA BLVD | 2026-01 | $820,000 | 1,606 | 82.4% |
| 9 MANITO AVE | 2025-02 | $705,000 | 1,497 | 88.3% |
| 21 CARDINAL DR | 2026-02 | $727,000 | 1,606 | 90.8% |
| 110 LAKESHORE DR | 2026-04 | $730,000 | 1,416 | 89.6% |
| 17 ANDREW AVE | 2026-05 | $655,000 | 1,507 | 85.2% |
| 15 MANITO AVE | 2025-03 | $635,000 | 1,382 | 93.8% |
| 10 HICKORY DR | 2026-05 | $625,000 | 1,455 | 94.3% |
| 53 PRINCETON TER | 2025-01 | $640,000 | 1,440 | 99.8% |
| 75 PAWNEE AVE | 2025-05 | $603,000 | 1,369 | 90.0% |
| 39 POWDER MILL LN | 2026-01 | $584,900 | 1,764 | 91.5% |
| 74 GROVE ST | 2026-04 | $710,000 | 1,322 | 83.6% |
| 93 WALNUT ST | 2025-04 | $633,000 | 1,474 | 91.5% |
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