The Fair Share Report
191 Ackerman
Emerson, NJ 07630
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 $710,811 – $826,808, from 12 comparable Emerson 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 Emerson assessments sit below market value — republished every October, applied town-wide. A $728,755 home should be assessed near $484,476.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $61,776 below what the ratio math suggests (12.8%).
Step 4 · The tax rate — same for every Emerson home
$2.044 Schools · 60% $0.329 County · 10% $1.046 Town · 31%
Step 5 · The bill
This home vs. every recent Emerson sale · assessed ÷ market
43%82%
Paying about right
This home's ratio lands inside Emerson'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 |
|---|---|---|---|---|
| 286 SPRUCE AVE | 2026-01 | $825,000 | 1,952 | 49.4% |
| 30 KAREN LN | 2025-06 | $865,000 | 1,731 | 54.3% |
| 72 WORTENDYKE AVE | 2025-03 | $760,000 | 2,011 | 57.9% |
| 5 LINDEN AVE | 2026-03 | $865,000 | 2,005 | 49.1% |
| 105 LONGVIEW DR | 2025-10 | $1,050,000 | 1,876 | 46.5% |
| 92 BROAD ST | 2025-07 | $855,000 | 2,088 | 45.9% |
| 213 LINCOLN BLVD | 2025-06 | $685,000 | 1,786 | 50.1% |
| 49 LONGVIEW DR | 2025-04 | $1,076,000 | 1,906 | 54.1% |
| 260 FOREST AVE | 2025-09 | $710,000 | 2,025 | 56.6% |
| 152 DEMAREST AVE | 2025-08 | $705,000 | 1,824 | 53.3% |
| 87 REVERE AVE | 2025-06 | $711,000 | 1,850 | 66.8% |
| 154 LINWOOD AVE | 2025-11 | $685,000 | 1,870 | 53.3% |
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