The Fair Share Report
18 Patrick Dr
Union, NJ 08867
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 $787,650 – $1,153,117, 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 $1,031,096 home should be assessed near $893,548.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $85,648 below what the ratio math suggests (9.6%).
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%108%
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 |
|---|---|---|---|---|
| 8 BAILEY FARM ROAD | 2025-05 | $1,150,000 | 3,920 | 77.8% |
| 463 COUNTY ROAD 579 | 2025-10 | $830,000 | 4,260 | 94.5% |
| 304 HIDDEN MEADOW LANE | 2025-07 | $1,185,000 | 4,516 | 83.9% |
| 290 PITTSTOWN ROAD | 2025-05 | $900,000 | 3,611 | 78.9% |
| 44 PERRYVILLE RD | 2025-02 | $880,000 | 3,556 | 90.5% |
| 5 WOOD HOLLOW DR | 2025-11 | $880,000 | 4,202 | 94.3% |
| 24 GROVE FARM RD | 2025-05 | $980,000 | 3,740 | 83.5% |
| 2 GLACIER WAY | 2025-01 | $950,000 | 3,501 | 90.0% |
| 36 GROVE FARM RD | 2026-05 | $927,666 | 3,683 | 84.4% |
| 13 CARHART COURT | 2025-02 | $947,500 | 4,525 | 83.8% |
| 591 ROUTE 579 | 2025-09 | $899,000 | 4,980 | 93.0% |
| 4 FOX CHASE TURN | 2026-05 | $1,100,000 | 3,312 | 75.5% |
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