The Fair Share Report
2 Gloucester Pl
Morris, NJ 07960
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 $668,976 – $993,916, from 12 comparable Morris 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 Morris assessments sit below market value — republished every October, applied town-wide. A $953,757 home should be assessed near $696,052.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $98,952 below what the ratio math suggests (14.2%).
Step 4 · The tax rate — same for every Morris home
$1.147 Schools · 58% $0.303 County · 15% $0.517 Town · 26%
This home's own bill implies $1.870 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Morris sale · assessed ÷ market
50%95%
Paying about right
This home's ratio lands inside Morris'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 |
|---|---|---|---|---|
| 3 ROLLING HILL DR | 2025-08 | $945,000 | 2,224 | 69.2% |
| 55 RAYNOR RD | 2025-05 | $705,000 | 2,218 | 70.7% |
| 47 FIELDSTONE DR | 2025-09 | $732,000 | 2,385 | 71.2% |
| 7 CATALPA RD | 2025-02 | $925,000 | 2,144 | 69.2% |
| 27 SKYLINE DR | 2025-09 | $997,500 | 2,184 | 51.4% |
| 24 LORD WM PENN DR | 2026-05 | $950,000 | 2,276 | 55.9% |
| 8 CROMWELL DR | 2026-04 | $999,999 | 2,522 | 60.9% |
| 20 CHIMNEY RIDGE DR | 2025-06 | $1,125,000 | 2,295 | 65.6% |
| 20 PEPPERIDGE RD | 2025-11 | $989,000 | 2,700 | 61.0% |
| 223 WESTERN AVE | 2025-03 | $625,000 | 2,132 | 80.4% |
| 34 WOOD RD | 2026-04 | $675,000 | 2,162 | 76.4% |
| 63 SPRING BROOK RD | 2025-06 | $999,999 | 2,311 | 65.3% |
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