The Fair Share Report
13 Pine Dr
Emerson, NJ 07630
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Emerson's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $840,514 – $1,073,103, from 12 comparable Emerson 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 Emerson assessments sit below market value — republished every October, applied town-wide. A $1,046,559 home should be assessed near $695,752.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $96,652 below what the ratio math suggests (13.9%).
Step 4 · The tax rate — same for every Emerson home
$2.044 Schools · 60% $0.329 County · 10% $1.046 Town · 31%
Step 5 · The bill
This home vs. every recent Emerson sale · assessed ÷ market
43%82%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 58 KINDERKAMACK ROAD | 2025-12 | $480,000 | — | 52.1% |
| 58 KINDERKAMACK ROAD | 2025-05 | $425,000 | — | 69.1% |
| 11 PATRICK AVE | 2026-01 | $1,100,000 | 2,828 | 64.2% |
| 12 BELMONT AVENUE | 2026-03 | $845,000 | 2,188 | 61.7% |
| 32 SPRUCE AVENUE | 2025-08 | $999,000 | 2,383 | 57.5% |
| 160 PALISADE AVE | 2025-02 | $990,000 | 2,466 | 62.1% |
| 12 ROBYN CT | 2025-12 | $999,999 | 3,171 | 79.6% |
| 23 JOHN ST | 2026-02 | $810,000 | 2,903 | 71.0% |
| 245 FOREST AVENUE | 2025-08 | $1,125,000 | 3,850 | 79.3% |
| 140 VIVIAN AVE | 2025-11 | $940,000 | 2,470 | 49.0% |
| 67 EMWOOD DR | 2026-03 | $910,000 | 2,593 | 56.1% |
| 167 PALISADE AVE | 2025-08 | $825,000 | 3,416 | 48.7% |
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