The Fair Share Report
2 Heritage Dr
Upper, NJ 08223
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 $346,453 – $475,040, from 12 comparable Upper sales in the past 18 months, at this home's 1,758 sq ft.
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 $453,201 home should be assessed near $256,738.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $69,062 above what the ratio math suggests (26.9%).
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 $2.151 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Upper sale · assessed ÷ market
36%99%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (65.15%) — roughly $1,590/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 705 RT US 9 SO | 2026-01 | $499,900 | 1,850 | 47.6% |
| 6 SEASOUNDS AVE | 2026-05 | $371,000 | 1,752 | 61.9% |
| 11 RED OAK DR | 2025-12 | $425,000 | 1,806 | 50.9% |
| 288 RT 49 | 2025-01 | $230,000 | 1,632 | 98.4% |
| 601 SECOND AVE | 2025-12 | $430,000 | 1,668 | 63.5% |
| 90 SCHOOL HOUSE LA | 2025-05 | $495,000 | 1,845 | 46.6% |
| 14 ROBERTS AVE | 2025-02 | $350,000 | 1,776 | 53.6% |
| 1 BLACK OAK DR | 2026-04 | $290,000 | 1,782 | 81.5% |
| 8 SHEILA AVE | 2025-10 | $410,000 | 1,684 | 56.3% |
| 44 WHITE OAK DR | 2025-11 | $493,980 | 1,782 | 49.5% |
| 46 CHURCH RD | 2025-11 | $435,000 | 1,512 | 56.9% |
| 6 BLACK OAK DR | 2026-06 | $340,000 | 1,962 | 73.8% |
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