The Fair Share Report
15 Townsend Rd
Upper, NJ 08223
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 $260,768 – $567,900, 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 $472,635 home should be assessed near $267,748.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $99,048 below what the ratio math suggests (37.0%).
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
24%79%
Paying about right
This home's ratio lands inside Upper'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 |
|---|---|---|---|---|
| 14 ROBERTS AVE | 2025-02 | $350,000 | 1,776 | 53.6% |
| 15 SEAVIEW AVE | 2025-07 | $540,000 | 1,882 | 43.1% |
| 31 SEAVIEW AVE | 2025-04 | $535,000 | 1,664 | 51.5% |
| 14 LYNDHURST RD | 2026-04 | $515,000 | 1,992 | 44.2% |
| 14 TOWNSEND RD | 2026-02 | $275,000 | 1,706 | 69.7% |
| 29 STANHOPE RD | 2025-08 | $330,000 | 1,578 | 67.7% |
| 16 HOLLYBERRY LA | 2025-10 | $610,000 | 1,808 | 50.2% |
| 1 BLACK OAK DR | 2026-04 | $290,000 | 1,782 | 81.5% |
| 44 WHITE OAK DR | 2025-11 | $493,980 | 1,782 | 49.5% |
| 8 REDWISH AVE | 2025-06 | $675,000 | 1,546 | 41.8% |
| 125 NORTH SHORE RD | 2025-08 | $350,000 | 1,959 | 70.7% |
| 125 NORTH SHORE RD | 2025-06 | $275,000 | 1,959 | 90.0% |
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