The Fair Share Report
14 Cole Ave
Upper, NJ 08230
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 Upper's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $420,207 – $558,988, 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 $503,619 home should be assessed near $285,300.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $11,100 above what the ratio math suggests (3.9%).
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%79%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 12 ASHCROFT AVE | 2026-01 | $553,000 | 1,943 | 50.1% |
| 10 MEADOWLARK RD | 2026-05 | $469,000 | 1,856 | 49.4% |
| 22 RED CLOVER DR | 2026-06 | $640,000 | 2,220 | 50.1% |
| 11 WHIPPOORWILL DR | 2026-06 | $328,000 | 1,940 | 81.0% |
| 3 BEESLEYS PL | 2026-05 | $445,000 | 1,950 | 56.2% |
| 15 E SUNRISE RD | 2025-04 | $395,000 | 2,060 | 63.6% |
| 90 SCHOOL HOUSE LA | 2025-05 | $495,000 | 1,845 | 46.6% |
| 28 LUKE CT | 2026-02 | $420,000 | 2,165 | 64.3% |
| 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% |
| 1731 RT US 9 SO #28 | 2025-06 | $525,000 | 2,002 | 54.6% |
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