The Fair Share Report
8 Adelphi Dr
Jackson, NJ 08527
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.
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Step 1 · Market value
Likely range $425,785 – $580,721, from 12 comparable Jackson 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 Jackson assessments sit below market value — republished every October, applied town-wide. A $510,938 home should be assessed near $507,872.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $47,372 below what the ratio math suggests (9.3%).
Step 4 · The tax rate — same for every Jackson home
$0.781 Schools · 56% $0.320 County · 23% $0.284 Town · 21%
Step 5 · The bill
This home vs. every recent Jackson sale · assessed ÷ market
74%118%
Paying about right
This home's ratio lands inside Jackson'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 |
|---|---|---|---|---|
| 33 DOGWOOD DRIVE | 2025-06 | $505,000 | 1,188 | 93.8% |
| 5 PENNSYLVANIA AVENUE | 2025-10 | $577,000 | 1,224 | 89.1% |
| 16 BLUE SPRUCE DRIVE | 2026-03 | $445,000 | 1,220 | 102.9% |
| 21 DOGWOOD DRIVE | 2025-05 | $546,000 | 1,146 | 98.8% |
| 68 S COOKS BRIDGE ROAD | 2025-08 | $430,000 | 1,276 | 98.3% |
| 15 VERMONT AVENUE | 2025-07 | $562,000 | 1,260 | 92.5% |
| 34 LAURELTON AVENUE | 2025-03 | $530,000 | 1,268 | 101.9% |
| 8 NEAL STREET | 2025-06 | $591,000 | 1,278 | 80.0% |
| 7 LAURELTON AVENUE | 2025-03 | $360,000 | 1,122 | 118.8% |
| 21 DREXEL DRIVE | 2025-06 | $670,000 | 1,278 | 85.5% |
| 31 OCEAN AVENUE | 2026-02 | $400,000 | 1,056 | 114.1% |
| 33 GEORGIAN BOULEVARD | 2025-11 | $515,000 | 1,056 | 91.8% |
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