The Fair Share Report
10 Rustic Rd
Vernon, NJ 07422
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 $286,327 – $474,022, from 12 comparable Vernon 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 Vernon assessments sit below market value — republished every October, applied town-wide. A $417,313 home should be assessed near $383,678.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $13,122 above what the ratio math suggests (3.4%).
Step 4 · The tax rate — same for every Vernon home
$1.368 Schools · 58% $0.438 County · 19% $0.539 Town · 23%
Step 5 · The bill
This home vs. every recent Vernon sale · assessed ÷ market
68%144%
Paying about right
This home's ratio lands inside Vernon'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 |
|---|---|---|---|---|
| 20 AUGUSTA DR UNIT 1 | 2025-12 | $290,000 | 1,820 | 100.0% |
| 8 SUNRISE DR UNIT 7 | 2025-11 | $290,000 | 1,820 | 99.1% |
| 12 AUGUSTA DR UNIT 1 | 2025-09 | $290,000 | 1,820 | 97.4% |
| 6 AUGUSTA DR UNIT 5 | 2025-04 | $327,000 | 1,820 | 82.8% |
| 1 POINT O'WOODS TER U 1 | 2025-04 | $330,000 | 1,820 | 86.7% |
| 37 EVERGREEN RD | 2025-08 | $415,000 | 1,738 | 83.9% |
| 2 ACORN DR | 2025-12 | $535,000 | 1,720 | 71.4% |
| 1 HILTON HEAD DR UNIT 5 | 2025-05 | $330,000 | 1,988 | 89.7% |
| 6 JUNIPER RD | 2025-10 | $470,000 | 1,888 | 78.5% |
| 540 GRANDVIEW DR | 2025-10 | $485,000 | 1,766 | 75.3% |
| 3 SNOWMASS CT UNIT 1 | 2025-04 | $325,000 | 1,794 | 90.1% |
| 10 WEST SHORE DR | 2025-07 | $460,000 | 1,956 | 81.1% |
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