The Fair Share Report
10 Pinecrest Terr
Wayne, NJ 07470
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 $674,634 – $975,885, from 12 comparable Wayne 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 Wayne assessments sit below market value — republished every October, applied town-wide. A $773,188 home should be assessed near $276,956.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $81,056 below what the ratio math suggests (29.3%).
Step 4 · The tax rate — same for every Wayne home
$3.337 Schools · 56% $1.251 County · 21% $1.409 Town · 23%
This home's own bill implies $5.870 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Wayne sale · assessed ÷ market
15%47%
Paying about right
This home's ratio lands inside Wayne'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 |
|---|---|---|---|---|
| 7 KIRK TERR | 2025-07 | $861,000 | 1,800 | 29.2% |
| 1006 BLACK OAK RIDGE RD | 2026-06 | $660,000 | 1,786 | 24.8% |
| 51 CARLISLE RD | 2026-03 | $840,000 | 1,794 | 26.8% |
| 30 ALPINE DR | 2025-11 | $770,000 | 1,798 | 35.1% |
| 37 FARMINGDALE RD | 2026-05 | $925,000 | 1,785 | 20.9% |
| 32 AUGUSTA DR | 2026-03 | $780,000 | 1,832 | 27.1% |
| 65 BRANDON AVE | 2025-08 | $600,000 | 1,812 | 36.7% |
| 122 WEBSTER DR | 2026-02 | $703,000 | 1,898 | 36.1% |
| 26 GREENRALE AVE | 2026-04 | $782,000 | 1,879 | 28.2% |
| 36 GARVEY RD | 2025-03 | $936,000 | 1,734 | 26.2% |
| 15 STUCKLER LANE | 2026-06 | $950,000 | 1,771 | 23.8% |
| 67 DARLINGTON DR | 2025-12 | $700,000 | 1,756 | 33.1% |
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