The Fair Share Report
16 Rupell Rd
Union, NJ 08809
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 $661,996 – $795,513, from 12 comparable Union 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 Union assessments sit below market value — republished every October, applied town-wide. A $715,817 home should be assessed near $620,327.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $51,327 below what the ratio math suggests (8.3%).
Step 4 · The tax rate — same for every Union home
$1.570 Schools · 72% $0.386 County · 18% $0.239 Town · 11%
Step 5 · The bill
This home vs. every recent Union sale · assessed ÷ market
61%105%
Paying about right
This home's ratio lands inside Union'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 |
|---|---|---|---|---|
| 6 LAKEVIEW LA | 2026-06 | $700,000 | 2,583 | 81.5% |
| 615 ROUTE 579 | 2026-04 | $425,000 | 1,858 | 103.8% |
| 2 PANORAMA PL | 2025-08 | $645,000 | 2,162 | 84.5% |
| 95 COUNTRY ACRES DR | 2025-04 | $800,000 | 2,820 | 75.9% |
| 698 DEERFIELD LANE | 2025-03 | $535,000 | 2,289 | 91.9% |
| 703 ROUTE 625 | 2025-11 | $600,000 | 2,364 | 81.1% |
| 727 ROUTE 625 | 2025-10 | $737,000 | 2,792 | 71.5% |
| 6 SERPENTINE DR | 2025-10 | $745,000 | 2,510 | 66.0% |
| 6 WYCKOFF DRIVE | 2025-12 | $999,000 | 3,050 | 80.8% |
| 6 STEVENS LANE | 2025-02 | $915,000 | 2,971 | 87.5% |
| 92 COUNTRY ACRES DR | 2025-12 | $485,000 | 2,244 | 117.0% |
| 11 WYCKOFF DRIVE | 2026-06 | $840,000 | 3,098 | 85.3% |
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