The Fair Share Report
16 E Gate Dr
Vernon, NJ 07418
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 $619,502 – $698,417, from 12 comparable Vernon 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 Vernon assessments sit below market value — republished every October, applied town-wide. A $652,174 home should be assessed near $599,609.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $38,409 below what the ratio math suggests (6.4%).
Step 4 · The tax rate — same for every Vernon home
$1.368 Schools · 58% $0.438 County · 19% $0.539 Town · 23%
Step 5 · The bill
This home vs. every recent Vernon sale · assessed ÷ market
68%107%
Paying about right
This home's ratio lands inside Vernon'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 |
|---|---|---|---|---|
| 10 WEST GATE DR | 2026-01 | $575,000 | 2,908 | 89.7% |
| 2 APPLE RIDGE RD | 2025-01 | $599,000 | 2,874 | 95.1% |
| 8 THUNDER RD | 2025-02 | $665,000 | 2,898 | 91.5% |
| 163 BREAKNECK RD | 2025-11 | $655,000 | 3,013 | 72.1% |
| 7 ERIC TRL | 2025-05 | $670,000 | 3,203 | 93.8% |
| 1 DONNA LYNN TER | 2026-04 | $655,000 | 2,668 | 82.7% |
| 12 EAST GATE DR | 2026-01 | $710,000 | 2,464 | 77.5% |
| 4 PANORAMA DR | 2025-09 | $467,500 | 2,386 | 97.7% |
| 3 TRAVEL RD | 2025-01 | $535,000 | 2,368 | 71.7% |
| 2 LK POCHUNG CT | 2025-08 | $420,000 | 2,483 | 107.5% |
| 13 JANEL DR | 2025-03 | $520,000 | 2,388 | 92.3% |
| 6 COLONIAL CIR | 2025-10 | $585,000 | 2,350 | 84.0% |
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