The Fair Share Report
178 James St
Morris, NJ 07960
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 $303,113 – $470,160, from 12 comparable Morris 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 Morris assessments sit below market value — republished every October, applied town-wide. A $454,386 home should be assessed near $331,611.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $246,611 below what the ratio math suggests (74.4%).
Step 4 · The tax rate — same for every Morris home
$1.147 Schools · 58% $0.303 County · 15% $0.517 Town · 26%
This home's own bill implies $3.772 per $100 — well off the general rate. That usually means the town revalued since the last bill.
Step 5 · The bill
This home vs. every recent Morris sale · assessed ÷ market
13%89%
Keep quiet and enjoy it
This home's assessment ratio sits below the Morris 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 |
|---|---|---|---|---|
| 106A MILL RD | 2025-02 | $595,000 | 1,320 | 79.2% |
| 16 DELLWOOD AVE | 2026-01 | $675,000 | 1,106 | 72.8% |
| 2 BLACKWELL AVE | 2025-12 | $515,000 | 1,147 | 81.6% |
| 280 MT KEMBLE AVE | 2025-08 | $385,000 | 1,656 | 84.2% |
| 280 MT KEMBLE AVE | 2025-01 | $275,000 | 1,656 | 117.9% |
| 4 ALLEN DR | 2025-08 | $1,210,000 | 1,538 | 59.6% |
| 268 MT KEMBLE AVE | 2025-06 | $430,000 | 1,539 | 115.2% |
| 70 KETCH RD | 2026-02 | $1,400,000 | — | 70.3% |
| 155 WESTERN AVE | 2025-09 | $498,500 | 899 | 57.8% |
| 13 VILLAGE DR | 2025-06 | $470,000 | 1,083 | 70.5% |
| VILLAGE DR COMMON AREA | 2025-03 | $475,000 | 1,083 | 65.2% |
| 15 VILLAGE DR | 2025-01 | $485,000 | 1,083 | 66.2% |
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