The Fair Share Report
1663 Main St
Commercial, NJ 08349
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 $179,533 – $315,940, from 12 comparable Commercial 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 Commercial assessments sit below market value — republished every October, applied town-wide. A $224,814 home should be assessed near $181,043.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $40,743 below what the ratio math suggests (22.5%).
Step 4 · The tax rate — same for every Commercial home
$0.905 Schools · 33% $1.146 County · 42% $0.704 Town · 26%
Step 5 · The bill
This home vs. every recent Commercial sale · assessed ÷ market
39%145%
Paying about right
This home's ratio lands inside Commercial'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 |
|---|---|---|---|---|
| 2321 BACON ST | 2025-12 | $150,000 | 1,328 | 91.5% |
| 8763 HIGHLAND ST | 2025-03 | $175,000 | 1,140 | 71.7% |
| 1511 E. BUCKSHUTEM RD | 2025-05 | $276,000 | 1,252 | 60.0% |
| 321 FERN ROAD | 2026-04 | $280,000 | 1,440 | 47.6% |
| 1639 MAIN ST | 2025-06 | $235,000 | 1,312 | 62.5% |
| 9516 HIGHLAND ST | 2026-03 | $240,000 | 1,454 | 75.8% |
| 340 ROBIN RD | 2025-12 | $85,000 | 1,325 | 128.8% |
| 6119 QUAIL DRIVE | 2025-12 | $220,000 | 1,548 | 59.5% |
| 1511 NORTH AVE | 2025-07 | $190,000 | 1,251 | 59.6% |
| 2406 MARKET ST | 2025-10 | $135,000 | 1,544 | 98.5% |
| 1809 MAIN ST | 2026-05 | $170,000 | 1,236 | 61.9% |
| 416 LARK ROAD | 2025-10 | $235,000 | 1,152 | 49.5% |
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