The Fair Share Report
12 Upper Dr
Watchung, NJ 07069
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 $654,012 – $919,741, from 11 comparable Watchung 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 Watchung assessments sit below market value — republished every October, applied town-wide. A $777,635 home should be assessed near $747,774.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $185,574 below what the ratio math suggests (24.8%).
Step 4 · The tax rate — same for every Watchung home
$1.011 Schools · 52% $0.336 County · 17% $0.604 Town · 31%
This home's own bill implies $1.839 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Watchung sale · assessed ÷ market
56%112%
Keep quiet and enjoy it
This home's assessment ratio sits below the Watchung pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 141 MOUNTAIN BLVD | 2025-02 | $510,000 | 1,332 | 98.5% |
| 32 BERKELEY SQUARE | 2026-01 | $545,000 | 1,812 | 98.8% |
| 441 VALLEY ROAD | 2026-01 | $860,000 | 2,119 | 94.6% |
| 256 STIRLING ROAD | 2026-04 | $600,000 | 1,648 | 79.9% |
| 22 PINE LANE | 2025-05 | $880,000 | 2,000 | 82.7% |
| 302 TIFFANY WAY | 2026-03 | $1,199,000 | 2,779 | 96.7% |
| 221 OLD SOMERSET ROAD | 2026-01 | $950,000 | 2,140 | 86.0% |
| 137 MOUNTAIN BLVD | 2026-05 | $421,000 | 1,190 | 107.5% |
| 163 JOHNSTON DRIVE | 2025-02 | $801,000 | 2,404 | 99.3% |
| 4 SPENCER LANE | 2026-02 | $670,000 | 2,694 | 112.2% |
| 81 CENTURY LANE | 2026-01 | $899,000 | 1,538 | 82.8% |
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