The Fair Share Report
10 Gary Rd
Summit, NJ 07901
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 $1,309,140 – $2,019,205, from 12 comparable Summit 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 Summit assessments sit below market value — republished every October, applied town-wide. A $1,521,447 home should be assessed near $468,758.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $164,758 below what the ratio math suggests (35.1%).
Step 4 · The tax rate — same for every Summit home
$2.335 Schools · 52% $1.092 County · 24% $1.043 Town · 23%
Summit also levies a Special Improvement District charge inside its district boundaries — the county roll doesn't say which homes are in it, but a bill's "IMPROVEMENT DISTRICT" line does. District homes pay $4.654 per $100 all-in (+$0.184).
Step 5 · The bill
This home vs. every recent Summit sale · assessed ÷ market
10%41%
Keep quiet and enjoy it
This home's assessment ratio sits below the Summit pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 40 ORCHARD STREET | 2025-02 | $618,000 | — | 1.1% |
| 44 CANOE BROOK PKWY | 2026-06 | $1,810,000 | 2,171 | 23.4% |
| 24 RUSSELL PL | 2025-02 | $1,549,000 | 2,636 | 33.0% |
| 149 ASHLAND RD | 2025-12 | $999,999 | 1,945 | 35.3% |
| 10 GARDEN RD | 2025-03 | $1,561,000 | 2,442 | 22.6% |
| 4 BEEKMAN RD | 2026-05 | $2,000,000 | 2,242 | 22.9% |
| 148 DIVISION AVE | 2025-03 | $1,412,000 | 2,347 | 28.3% |
| 206 BLACKBURN RD | 2025-05 | $1,705,000 | 2,141 | 23.5% |
| 104 PINE GROVE AVE | 2025-01 | $1,625,000 | 2,164 | 25.7% |
| 69 ASHWOOD AVE | 2025-05 | $880,000 | 2,372 | 27.8% |
| 110 DIVISION AVE | 2025-10 | $1,319,000 | 2,504 | 25.2% |
| 34 SWEETBRIAR RD | 2025-11 | $1,999,999 | 2,327 | 23.8% |
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