The Fair Share Report
11 Pine St E
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.
This home's full record →Check another house →
Step 1 · Market value
Likely range $350,710 – $425,273, 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 $388,259 home should be assessed near $356,965.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $52,765 below what the ratio math suggests (14.8%).
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
66%107%
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 |
|---|---|---|---|---|
| 35 ZINNIA DR | 2026-06 | $390,000 | 1,344 | 78.7% |
| 2 RIDGE RD E | 2025-07 | $360,000 | 1,348 | 70.9% |
| 25 WHITE BIRCH DR | 2025-02 | $360,000 | 1,248 | 88.9% |
| 29 BLACK OAK DR | 2025-09 | $420,000 | 1,342 | 80.3% |
| 46 APPLESEED RD | 2025-01 | $389,900 | 1,306 | 86.6% |
| 218 ACABONACK ROAD | 2025-08 | $385,000 | 1,283 | 91.1% |
| 6 PINE TER W | 2025-01 | $345,000 | 1,438 | 92.6% |
| 17 ACORN DR | 2026-05 | $499,000 | 1,382 | 82.4% |
| 303 W LAKESHORE DR EXT | 2025-07 | $507,000 | 1,380 | 88.4% |
| 248 WACONIA ROAD | 2025-05 | $450,000 | 1,296 | 79.9% |
| 513 UPPER HIGHLAND LK DR | 2025-08 | $560,000 | 1,324 | 68.7% |
| 530 TRANQUILITY DR | 2025-09 | $330,000 | 1,398 | 93.5% |
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