The Fair Share Report
19 E Gate Dr
Vernon, NJ 07418
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 $580,304 – $705,975, from 12 comparable Vernon 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 Vernon assessments sit below market value — republished every October, applied town-wide. A $631,087 home should be assessed near $580,221.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $20,221 below what the ratio math suggests (3.5%).
Step 4 · The tax rate — same for every Vernon home
$1.368 Schools · 58% $0.438 County · 19% $0.539 Town · 23%
Step 5 · The bill
This home vs. every recent Vernon sale · assessed ÷ market
68%107%
Paying about right
This home's ratio lands inside Vernon'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 |
|---|---|---|---|---|
| 163 BREAKNECK RD | 2025-11 | $655,000 | 3,013 | 72.1% |
| 39 LAUREN LANE | 2025-07 | $615,000 | 2,728 | 94.7% |
| 8 THUNDER RD | 2025-02 | $665,000 | 2,898 | 91.5% |
| 7 CECILIA CT | 2026-06 | $750,000 | 3,174 | 73.1% |
| 13 SETTLERS RD | 2025-07 | $670,000 | 3,413 | 90.7% |
| 5 UPPER PLATEAU DRIVE | 2026-04 | $720,000 | 2,849 | 84.3% |
| 12 EKES CT | 2025-04 | $625,000 | 2,619 | 82.5% |
| 10 PILZ CT | 2025-01 | $485,000 | 2,451 | 98.7% |
| 7 ERIC TRL | 2025-05 | $670,000 | 3,203 | 93.8% |
| 20 WOODLAND HILLS DR | 2025-02 | $662,500 | 3,123 | 92.4% |
| 10 WEST GATE DR | 2026-01 | $575,000 | 2,908 | 89.7% |
| 7 PALOMINO TRL | 2026-01 | $708,000 | 3,488 | 81.6% |
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