The Fair Share Report
2 Lyons Rd
Roxbury, NJ 07850
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 $507,245 – $613,575, from 12 comparable Roxbury 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 Roxbury assessments sit below market value — republished every October, applied town-wide. A $574,596 home should be assessed near $370,327.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $85,727 below what the ratio math suggests (23.1%).
Step 4 · The tax rate — same for every Roxbury home
$1.792 Schools · 64% $0.336 County · 12% $0.693 Town · 25%
This home's own bill implies $2.733 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Roxbury sale · assessed ÷ market
41%80%
Paying about right
This home's ratio lands inside Roxbury'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 |
|---|---|---|---|---|
| 7 TROY LN | 2026-05 | $975,000 | — | 66.7% |
| 14 AVON TER | 2025-08 | $575,000 | 1,580 | 53.4% |
| 25 CHASE DR | 2025-10 | $676,000 | 1,568 | 62.0% |
| 625 SUCCASUNNA RD | 2026-06 | $555,000 | 1,738 | 53.6% |
| 621 SUCCASUNNA RD | 2025-10 | $505,000 | 1,738 | 51.6% |
| 8 CORWIN ST | 2025-10 | $550,100 | 1,664 | 57.8% |
| 24 FOREST DR | 2025-08 | $585,000 | 1,692 | 55.8% |
| 18 JOYCE DR | 2025-02 | $560,000 | 1,786 | 51.3% |
| 16 E CIRCUIT DR | 2026-06 | $620,000 | 1,699 | 58.3% |
| 6 HENRY ST | 2025-12 | $615,000 | 1,720 | 56.6% |
| 3 KADEL DR | 2025-05 | $650,000 | 1,720 | 51.6% |
| 1 SUNRISE LN | 2025-09 | $585,000 | 1,450 | 60.5% |
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