The Fair Share Report
81 Oechsle Rd
Mannington, NJ 08098
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 Mannington's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $303,206 – $605,005, from 6 comparable Mannington 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 Mannington assessments sit below market value — republished every October, applied town-wide. A $436,612 home should be assessed near $350,250.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $50,050 below what the ratio math suggests (14.3%).
Step 4 · The tax rate — same for every Mannington home
$2.026 Schools · 56% $1.278 County · 35% $0.299 Town · 8%
Step 5 · The bill
This home vs. every recent Mannington sale · assessed ÷ market
36%104%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 706 KINGS HWY | 2026-05 | $665,000 | 2,451 | 46.8% |
| 691 ROUTE 45 | 2025-03 | $430,000 | 2,081 | 62.3% |
| 376 GRISCOM DR | 2025-12 | $365,000 | 2,015 | 73.4% |
| 251 HAINES NECK RD | 2025-08 | $305,000 | 2,313 | 41.9% |
| 81 CHENEY RD | 2025-08 | $202,000 | 1,300 | 80.6% |
| 111 HACKETT RD | 2025-11 | $452,500 | 1,650 | 41.4% |
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