The Fair Share Report
18 Oak St
Upper, NJ 08223
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 $301,042 – $507,426, 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 $438,190 home should be assessed near $248,235.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $24,535 below what the ratio math suggests (9.9%).
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%80%
Paying about right
This home's ratio lands inside Upper'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 |
|---|---|---|---|---|
| 727 RT 50 | 2025-06 | $470,000 | 2,039 | 53.0% |
| 11 WILKIE BLVD | 2025-11 | $407,000 | 1,935 | 61.0% |
| 2090 RT 50 | 2025-10 | $270,000 | 1,744 | 69.2% |
| 151 READING AVE | 2025-05 | $305,000 | 1,728 | 57.8% |
| 14 ROBERTS AVE | 2025-02 | $350,000 | 1,776 | 53.6% |
| 31 SEAVIEW AVE | 2025-04 | $535,000 | 1,664 | 51.5% |
| 6 BLACK OAK DR | 2026-06 | $340,000 | 1,962 | 73.8% |
| 1 BLACK OAK DR | 2026-04 | $290,000 | 1,782 | 81.5% |
| 1451 JOSEPH AVE | 2025-05 | $600,000 | 1,866 | 38.3% |
| 45 EVERGREEN DR | 2025-09 | $445,000 | 1,926 | 49.1% |
| 11 RED OAK DR | 2025-12 | $425,000 | 1,806 | 50.9% |
| 17 E GOLDEN OAK LA | 2026-02 | $842,500 | 2,202 | 52.2% |
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