The Fair Share Report
2 Maple St
Andover, NJ 07930
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Andover's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $385,000 – $450,000, from 7 comparable Andover sales in the past 18 months.
Step 2 · The Director's Ratio
The state's official measure of how far Andover assessments sit below market value — republished every October, applied town-wide. A $400,000 home should be assessed near $281,520.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $25,920 below what the ratio math suggests (9.2%).
Step 4 · The tax rate — same for every Andover home
$2.100 Schools · 64% $0.603 County · 18% $0.596 Town · 18%
Step 5 · The bill
This home vs. every recent Andover sale · assessed ÷ market
43%86%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 5 RAILROAD AVE | 2025-12 | $385,000 | 1,620 | 56.2% |
| 8 BRIGHTON AVE | 2025-12 | $439,000 | 2,208 | 55.9% |
| 6 PROSPECT ST | 2025-02 | $400,000 | 1,700 | 57.1% |
| 3 SMITH ST | 2026-01 | $450,000 | 1,529 | 48.5% |
| 191 LINDLEY CT | 2026-06 | $310,000 | 984 | 63.2% |
| 15 BRIGHTON AVE | 2025-07 | $430,000 | 2,056 | 59.9% |
| 7 BRIGHTON AVE | 2025-06 | $520,000 | 2,497 | 46.9% |
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