The Fair Share Report
116 Chopin Dr
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.
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Step 1 · Market value
Likely range $998,359 – $1,310,562, from 12 comparable Wayne sales in the past 18 months, at this home's 3,516 sq ft.
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 $1,196,220 home should be assessed near $428,486.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $52,986 below what the ratio math suggests (12.4%).
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
19%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 |
|---|---|---|---|---|
| 106 PANCAKE HOLLOW DR | 2025-10 | $1,130,000 | 3,612 | 38.8% |
| 89 PANCAKE HOLLOW DR | 2025-10 | $1,250,000 | 3,385 | 29.3% |
| 67 WESTVIEW RD | 2025-12 | $915,000 | 3,476 | 41.0% |
| 153 CHOPIN DR | 2025-04 | $999,000 | 3,321 | 38.6% |
| 13 STONE HILL RD | 2025-11 | $1,300,000 | 3,322 | 28.0% |
| 16 VIZCAYA COURT | 2025-09 | $1,125,000 | 3,962 | 40.7% |
| 801 FOUR SEASONS DR | 2025-12 | $530,000 | — | 31.2% |
| 14 STRATTON DR | 2025-10 | $1,530,000 | 3,543 | 26.7% |
| 17 SHADOW RIDGE RD | 2025-06 | $1,500,000 | 4,074 | 28.5% |
| 33 GATES PLACE | 2025-10 | $1,135,000 | 3,045 | 34.2% |
| 16 SHADOW RIDGE RD | 2025-11 | $1,350,000 | 3,968 | 32.5% |
| 50 ATHERTON CT | 2025-01 | $1,050,000 | 2,995 | 33.6% |
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