The Fair Share Report
91 Flatbrook Rd
Sandyston, NJ 07826
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 $245,299 – $353,448, from 12 comparable Sandyston sales in the past 18 months, at this home's 820 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Sandyston assessments sit below market value — republished every October, applied town-wide. A $305,490 home should be assessed near $172,602.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $44,702 below what the ratio math suggests (25.9%).
Step 4 · The tax rate — same for every Sandyston home
$2.322 Schools · 70% $0.711 County · 21% $0.304 Town · 9%
Step 5 · The bill
This home vs. every recent Sandyston sale · assessed ÷ market
29%87%
Paying about right
This home's ratio lands inside Sandyston'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 |
|---|---|---|---|---|
| 66 ROUTE 560 | 2026-06 | $380,000 | 1,020 | 39.7% |
| 308 ROUTE 206 N | 2026-05 | $350,000 | 1,170 | 43.5% |
| 31 E SHORE TR | 2025-08 | $300,000 | 696 | 34.5% |
| 2 SHAYTOWN RD | 2025-04 | $235,000 | 1,025 | 69.8% |
| 6 MARTHA ST | 2025-09 | $355,000 | 572 | 26.4% |
| 95 WOODS RD | 2026-02 | $200,000 | 770 | 67.8% |
| 1 E SHORE TR | 2025-08 | $311,000 | 960 | 38.8% |
| 8 MARTHA ST | 2026-06 | $525,000 | 1,272 | 38.1% |
| 89 STRUBLE RD | 2025-12 | $350,000 | 1,076 | 46.7% |
| 46 E SHORE TR | 2025-04 | $230,000 | 1,080 | 84.4% |
| 1 SOUTH TR | 2026-03 | $475,000 | 900 | 35.0% |
| 1 EDWARDS DR | 2025-09 | $420,000 | 1,144 | 44.0% |
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