The Fair Share Report
116 Alps Rd
Wayne, NJ 07470
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 $439,752 – $683,746, from 12 comparable Wayne 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 Wayne assessments sit below market value — republished every October, applied town-wide. A $609,344 home should be assessed near $218,267.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $60,667 below what the ratio math suggests (27.8%).
Step 4 · The tax rate — same for every Wayne home
$3.337 Schools · 56% $1.251 County · 21% $1.409 Town · 23%
Step 5 · The bill
This home vs. every recent Wayne sale · assessed ÷ market
18%47%
Paying about right
This home's ratio lands inside Wayne'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 |
|---|---|---|---|---|
| 16 HILLSIDE TERR | 2026-05 | $650,000 | 1,446 | 28.3% |
| 14 VALHALLA WAY | 2025-12 | $590,000 | 1,464 | 32.5% |
| 39 PACKANACK LK RD | 2025-04 | $650,000 | 1,564 | 28.8% |
| 38 WOODLOT RD | 2026-01 | $685,000 | 1,550 | 21.5% |
| 50 LEONARD TERR | 2025-11 | $680,000 | 1,536 | 25.7% |
| 75 BARNSDALE RD | 2025-09 | $553,250 | 1,505 | 24.7% |
| 230 MAC DONALD DR | 2025-06 | $300,000 | 1,450 | 62.6% |
| 154 CLAREMONT TERR | 2026-01 | $661,000 | 1,536 | 24.5% |
| 19 FERNDALE RD | 2026-05 | $480,000 | 1,611 | 33.6% |
| 667 COLFAX RD | 2025-12 | $500,000 | 1,591 | 29.6% |
| 44 HILLCREST DR | 2025-09 | $635,000 | 1,414 | 32.0% |
| 40 PROSPECT RD | 2025-10 | $620,000 | 1,600 | 25.6% |
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