The Fair Share Report
131 E Ackerman Ave
Emerson, NJ 07630
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 $672,383 – $828,670, 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 $739,112 home should be assessed near $491,362.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $100,562 below what the ratio math suggests (20.5%).
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
42%82%
Paying about right
This home's ratio lands inside Emerson'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 |
|---|---|---|---|---|
| 21 LAKEVIEW DR | 2025-08 | $775,000 | 1,704 | 56.6% |
| 152 DEMAREST AVE | 2025-08 | $705,000 | 1,824 | 53.3% |
| 105 LONGVIEW DR | 2025-10 | $1,050,000 | 1,876 | 46.5% |
| 21 SANFORD AVE | 2025-06 | $765,000 | 1,712 | 56.8% |
| 2 HARTLAND AVE | 2025-08 | $700,000 | 1,704 | 57.8% |
| 213 LINCOLN BLVD | 2025-06 | $685,000 | 1,786 | 50.1% |
| 16 VALLEY BROOK AVE | 2026-04 | $450,000 | 1,564 | 80.8% |
| 32 PERSHING ST | 2025-07 | $630,000 | 1,528 | 62.9% |
| 15 CREST RD | 2025-11 | $690,000 | 1,488 | 54.6% |
| 97 WORTENDYKE AVE | 2026-03 | $685,000 | 1,633 | 55.5% |
| 212 HASBROUCK AVE | 2025-09 | $710,000 | 1,435 | 57.7% |
| 40 HAINES AVE | 2025-12 | $705,000 | 1,488 | 50.3% |
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