The Fair Share Report
17 E Willard Ave
Upper, NJ 08033
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 $455,377 – $600,665, 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 $529,370 home should be assessed near $299,888.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $376,912 above what the ratio math suggests (125.7%).
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
36%154%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (65.15%) — roughly $8,680/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 2334 RT 50 | 2025-12 | $330,000 | 2,099 | 63.4% |
| 1731 RT US 9 SO #28 | 2026-03 | $550,000 | 2,002 | 52.2% |
| 1731 RT US 9 SO #25 | 2026-03 | $519,000 | 2,002 | 55.3% |
| 1731 RT US 9 SO #41 | 2025-07 | $480,000 | 2,002 | 62.4% |
| 1731 RT US 9 SO #28 | 2025-06 | $525,000 | 2,002 | 54.6% |
| 1731 RT US 9 SO #122 | 2025-03 | $475,000 | 2,002 | 60.4% |
| 17 E GOLDEN OAK LA | 2026-02 | $842,500 | 2,202 | 52.2% |
| 26 E WEBSTER AVE | 2025-02 | $2,237,500 | 2,313 | 36.8% |
| 14 TOWNSEND RD | 2026-02 | $275,000 | 1,706 | 69.7% |
| 9 N COMMONWEALTH AVE | 2025-01 | $1,750,000 | 2,291 | 63.3% |
| 14 LYNDHURST RD | 2026-04 | $515,000 | 1,992 | 44.2% |
| 15 SEAVIEW AVE | 2025-07 | $540,000 | 1,882 | 43.1% |
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