The Fair Share Report
12 Wyncroft Dr
Upper, NJ 08270
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 $372,001 – $591,423, 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 $526,109 home should be assessed near $298,041.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $15,059 above what the ratio math suggests (5.1%).
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%90%
Paying about right
This home's ratio lands inside Upper'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 ELIZABETH LA | 2025-07 | $598,445 | 2,156 | 62.9% |
| 28 LUKE CT | 2026-02 | $420,000 | 2,165 | 64.3% |
| 15 E SUNRISE RD | 2025-04 | $395,000 | 2,060 | 63.6% |
| 11 WHIPPOORWILL DR | 2026-06 | $328,000 | 1,940 | 81.0% |
| 3 FARM RD | 2025-12 | $650,000 | 2,097 | 45.4% |
| 78 TYLER RD | 2025-12 | $350,000 | 2,114 | 77.7% |
| 22 RED CLOVER DR | 2026-06 | $640,000 | 2,220 | 50.1% |
| 6 W VENTNOR AVE | 2025-09 | $735,000 | 2,288 | 53.2% |
| 43 WEXTON DR | 2025-07 | $399,000 | 1,758 | 61.2% |
| 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% |
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