The Fair Share Report
2 Empress Ct
Upper, NJ 08270
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 $263,228 – $475,072, 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 $315,279 home should be assessed near $178,606.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $63,206 below what the ratio math suggests (35.4%).
Step 4 · The tax rate — same for every Upper home
$1.649 Schools · 72% $0.331 County · 14% $0.323 Town · 14%
This home's own bill implies $4.581 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 Upper sale · assessed ÷ market
19%79%
Keep quiet and enjoy it
This home's assessment ratio sits below the Upper 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 |
|---|---|---|---|---|
| 147 READING AVE | 2025-03 | $308,000 | 1,608 | 67.6% |
| 1611 RT 50 | 2025-10 | $200,000 | 1,579 | 62.6% |
| 1313 STAGECOACH RD | 2026-01 | $275,000 | 1,652 | 81.1% |
| 288 RT 49 | 2025-01 | $230,000 | 1,632 | 98.4% |
| 58 RT 50 | 2025-01 | $425,000 | 1,680 | 54.8% |
| 43 WEXTON DR | 2025-07 | $399,000 | 1,758 | 61.2% |
| 418 NORTH SHORE RD | 2025-06 | $470,000 | 1,486 | 48.6% |
| 8 SHEILA AVE | 2025-10 | $410,000 | 1,684 | 56.3% |
| 10 LUKE CT | 2025-07 | $568,500 | 1,764 | 59.0% |
| 230 STAGECOACH RD | 2026-03 | $625,000 | 1,502 | 38.8% |
| 6 LEXINGTON CT | 2025-07 | $500,000 | 1,862 | 57.2% |
| 1081 RT 50 | 2025-12 | $482,500 | 1,768 | 48.1% |
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