The Fair Share Report
74 Pine Dr
Stafford, NJ 08092
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 $409,946 – $537,160, 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 $474,364 home should be assessed near $245,958.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $274,142 above what the ratio math suggests (111.5%).
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 $1.347 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%132%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (59.63%) — roughly $7,191/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 44 RUTH DRIVE | 2025-01 | $1,050,000 | 1,815 | 102.6% |
| 10 HAMPTON ROAD | 2026-02 | $390,000 | 1,817 | 102.8% |
| 25 HIGHLAND DRIVE | 2025-04 | $439,900 | 1,768 | 93.9% |
| 65 SUMMERHILL DRIVE | 2026-06 | $420,000 | 1,815 | 98.0% |
| 77 WINDWARD DRIVE | 2026-01 | $495,000 | 1,895 | 91.8% |
| 272 BUOY AVENUE | 2025-05 | $585,000 | 1,806 | 89.4% |
| 130 ATLANTIC HILLS BLVD | 2025-06 | $469,900 | 1,773 | 89.0% |
| 1192 WINDLASS DRIVE | 2025-03 | $535,000 | 1,800 | 92.1% |
| 6 OCEAN BREEZE COURT | 2026-06 | $500,000 | 1,912 | 90.8% |
| 22 ISLAND BREEZE COURT | 2026-05 | $555,000 | 1,912 | 83.5% |
| 19 OCEAN BREEZE COURT | 2025-04 | $435,000 | 1,912 | 104.3% |
| 53 OCEAN BREEZE COURT | 2025-03 | $430,000 | 1,912 | 99.1% |
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