The Fair Share Report
11 Coventry La
Upper, NJ 08230
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
A touch high — but not appeal-worthy
Above most of Upper, but below NJ's legal appeal line (65.15%), where a case becomes winnable.
Step 1 · Market value
Likely range $377,543 – $568,133, from 12 comparable Upper 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 Upper assessments sit below market value — republished every October, applied town-wide. A $498,014 home should be assessed near $282,125.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $72,875 above what the ratio math suggests (25.8%).
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%99%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 3121 RT US 9 SO | 2026-06 | $480,000 | 2,120 | 55.8% |
| 17 E SUNRISE RD | 2025-12 | $415,000 | 2,368 | 75.8% |
| 15 E SUNRISE RD | 2025-04 | $395,000 | 2,060 | 63.6% |
| 4 HUNTINGTON LA | 2026-03 | $660,000 | 2,005 | 48.5% |
| 78 TYLER RD | 2025-12 | $350,000 | 2,114 | 77.7% |
| 28 LUKE CT | 2026-02 | $420,000 | 2,165 | 64.3% |
| 16 ELIZABETH LA | 2025-07 | $598,445 | 2,156 | 62.9% |
| 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% |
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