The Fair Share Report
84 Briar Patch Ln
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 $553,025 – $592,028, 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 $580,301 home should be assessed near $495,171.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $50,971 below what the ratio math suggests (10.3%).
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 |
|---|---|---|---|---|
| 8 GREENWOOD DR | 2025-07 | $552,750 | 2,304 | 77.8% |
| 1011 CRESTMONT DR | 2026-02 | $264,900 | — | 72.7% |
| 89 CANDLEWOOD DR | 2025-08 | $595,000 | 2,336 | 68.2% |
| 48 FOREST CT | 2026-02 | $265,000 | — | 77.5% |
| 10 COLOSSEUM DR | 2025-05 | $545,000 | 2,282 | 82.4% |
| 18 DEERFIELD CIR | 2025-05 | $560,000 | 2,574 | 78.3% |
| 90 CANDLEWOOD DR | 2025-11 | $530,000 | 1,994 | 70.0% |
| 7 HOLLYBROOK DR | 2024-12 | $405,999 | 2,058 | 91.4% |
| 912 GRAY FOX CIR | 2026-05 | $635,000 | 2,554 | 76.2% |
| 142 BROUGHAM AVE | 2026-04 | $700,000 | 2,787 | 77.7% |
| 74 THORNWOOD LN | 2025-09 | $675,000 | 2,760 | 74.2% |
| 100 NORRIS ST | 2025-05 | $510,000 | 2,040 | 66.1% |
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