The Fair Share Report
11 Beacon 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 $1,230,187 – $2,083,560, 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 $1,448,716 home should be assessed near $446,349.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $253,251 above what the ratio math suggests (56.7%).
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
16%62%
A touch high — worth watching
This home's ratio sits above most of Summit, but doesn't clear NJ's legal appeal line (35.43%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 571 SPRINGFIELD AVE #1A | 2025-09 | $1,312,500 | 2,320 | 31.6% |
| 50 NEW ENGLAND AV-UNIT 1H | 2025-09 | $1,275,000 | 2,320 | 32.7% |
| 59 NEW ENGLAND AVE UNIT 5 | 2026-06 | $1,999,999 | 2,294 | 31.3% |
| 59 NEW ENGLAND AVE UNIT 8 | 2025-05 | $2,195,000 | 2,294 | 30.3% |
| 709 SPRINGFIELD AVE UNIT1 | 2026-04 | $1,300,000 | 2,230 | 30.1% |
| 91 SPRINGFIELD AV.-1A | 2025-07 | $850,000 | 2,000 | 25.2% |
| 82 FRANKLIN PL UNIT 10 | 2025-07 | $999,999 | 2,116 | 37.0% |
| 43 PASSAIC AVE | 2026-01 | $1,225,000 | 2,291 | 24.9% |
| 24 GATES AVE UNIT A | 2025-10 | $1,250,000 | 1,987 | 27.8% |
| 29 DRUID HILL RD | 2025-10 | $1,999,999 | 2,460 | 29.8% |
| 50 WEST END AVE | 2025-05 | $1,325,000 | 1,976 | 22.2% |
| 34 SWEETBRIAR RD | 2025-11 | $1,999,999 | 2,327 | 23.8% |
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