The Fair Share Report
1301 S Commonwealth Ave
Upper, NJ 08062
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.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (65.15%) — roughly $18,446/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $309,521 – $565,639, 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 $433,448 home should be assessed near $245,548.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $800,952 above what the ratio math suggests (326.2%).
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%344%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 15 SEAVIEW AVE | 2025-07 | $540,000 | 1,882 | 43.1% |
| 125 NORTH SHORE RD | 2025-08 | $350,000 | 1,959 | 70.7% |
| 125 NORTH SHORE RD | 2025-06 | $275,000 | 1,959 | 90.0% |
| 14 LYNDHURST RD | 2026-04 | $515,000 | 1,992 | 44.2% |
| 16 HOLLYBERRY LA | 2025-10 | $610,000 | 1,808 | 50.2% |
| 1451 JOSEPH AVE | 2025-05 | $600,000 | 1,866 | 38.3% |
| 14 ROBERTS AVE | 2025-02 | $350,000 | 1,776 | 53.6% |
| 45 EVERGREEN DR | 2025-09 | $445,000 | 1,926 | 49.1% |
| 1 BLACK OAK DR | 2026-04 | $290,000 | 1,782 | 81.5% |
| 44 WHITE OAK DR | 2025-11 | $493,980 | 1,782 | 49.5% |
| 11 WILKIE BLVD | 2025-11 | $407,000 | 1,935 | 61.0% |
| 11 RED OAK DR | 2025-12 | $425,000 | 1,806 | 50.9% |
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