The Fair Share Report
16 Pine St E
Vernon, NJ 07422
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.
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Step 1 · Market value
Likely range $325,649 – $378,951, 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 $347,083 home should be assessed near $319,108.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $65,208 below what the ratio math suggests (20.4%).
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
62%107%
Keep quiet and enjoy it
This home's assessment ratio sits below the Vernon pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 6 POLK PL | 2026-01 | $340,000 | 960 | 96.6% |
| 8 MONROE AVE | 2025-07 | $415,000 | 960 | 80.8% |
| 153 COON DEN RD | 2025-10 | $380,000 | 1,092 | 82.8% |
| 37 PADDOCK AVE | 2025-12 | $358,000 | 1,065 | 78.9% |
| 17 WINDING HILL ROAD | 2025-07 | $350,000 | 954 | 80.4% |
| 6 COURTLAND RD | 2026-03 | $400,000 | 1,050 | 83.4% |
| 14 MOUNTAIN TOP CT | 2025-09 | $380,000 | 960 | 85.3% |
| 1 STONEWALL DR | 2026-04 | $330,000 | 960 | 83.8% |
| 109 GRANDVIEW RD | 2026-06 | $333,000 | 934 | 90.1% |
| 105 BUSHWICK LANE | 2026-05 | $425,000 | 1,056 | 71.5% |
| 43 PADDOCK AVE | 2025-12 | $240,000 | 873 | 91.7% |
| 204 WINETKA ROAD | 2026-01 | $341,000 | 1,096 | 85.0% |
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