The Fair Share Report
10 Randolph Ave
Upper, NJ 08248
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 $523,148 – $2,055,168, from 12 comparable Upper sales in the past 18 months, at this home's 2,018 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Upper assessments sit below market value — republished every October, applied town-wide. A $562,376 home should be assessed near $318,586.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $621,414 above what the ratio math suggests (195.1%).
Step 4 · The tax rate — same for every Upper home
$1.649 Schools · 72% $0.331 County · 14% $0.323 Town · 14%
Step 5 · The bill
This home vs. every recent Upper sale · assessed ÷ market
36%185%
Paying about right
This home's ratio lands inside Upper'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 |
|---|---|---|---|---|
| 1731 RT US 9 SO #28 | 2026-03 | $550,000 | 2,002 | 52.2% |
| 1731 RT US 9 SO #25 | 2026-03 | $519,000 | 2,002 | 55.3% |
| 1731 RT US 9 SO #41 | 2025-07 | $480,000 | 2,002 | 62.4% |
| 1731 RT US 9 SO #28 | 2025-06 | $525,000 | 2,002 | 54.6% |
| 1731 RT US 9 SO #122 | 2025-03 | $475,000 | 2,002 | 60.4% |
| 1731 RT US 9 SO #95 | 2025-01 | $515,000 | 1,848 | 54.0% |
| 33 E SUMNER AVE | 2025-03 | $3,100,000 | 2,372 | 33.2% |
| 9 N COMMONWEALTH AVE | 2025-01 | $1,750,000 | 2,291 | 63.3% |
| 26 E WEBSTER AVE | 2025-02 | $2,237,500 | 2,313 | 36.8% |
| 18 E WINTHROP AVE | 2026-04 | $1,850,000 | 1,674 | 37.4% |
| 5 E SUMNER AVE | 2026-04 | $1,660,000 | 1,608 | 40.2% |
| 2612 S COMMONWEALTH AVE | 2025-01 | $2,820,000 | 2,769 | 26.3% |
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