The Fair Share Report
14 Pine Ter E
Millburn, NJ 07078
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 $1,795,794 – $2,590,048, from 12 comparable Millburn 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 Millburn assessments sit below market value — republished every October, applied town-wide. A $2,176,615 home should be assessed near $1,524,066.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $162,066 below what the ratio math suggests (10.6%).
Step 4 · The tax rate — same for every Millburn home
$1.033 Schools · 51% $0.453 County · 22% $0.532 Town · 26%
Step 5 · The bill
This home vs. every recent Millburn sale · assessed ÷ market
45%86%
Paying about right
This home's ratio lands inside Millburn'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 |
|---|---|---|---|---|
| 20 RIDGE TERRACE | 2025-08 | $2,595,000 | 3,115 | 47.7% |
| 71 WEST ROAD | 2025-06 | $2,038,000 | 3,496 | 58.7% |
| 89 MAPLE STREET | 2025-07 | $1,893,000 | 2,958 | 63.5% |
| 67 WEST ROAD | 2026-06 | $2,130,650 | 2,799 | 56.3% |
| 67 WEST ROAD | 2025-06 | $1,900,000 | 2,799 | 63.2% |
| 9 EAST BEECHCROFT ROAD | 2025-03 | $2,300,000 | 3,374 | 65.9% |
| 45 WOODCREST AVENUE | 2025-09 | $1,915,000 | 3,005 | 61.9% |
| 47 BARNSDALE ROAD | 2025-07 | $2,750,000 | 3,486 | 69.7% |
| 167 HOBART AVENUE | 2026-06 | $1,670,000 | 3,184 | 83.0% |
| 59 WEST ROAD | 2025-11 | $1,999,000 | 3,787 | 66.8% |
| 51 WOODCREST AVENUE | 2026-04 | $2,851,400 | 3,134 | 51.8% |
| 8 PINEWOOD COURT | 2025-11 | $2,499,990 | 3,383 | 57.3% |
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