The Fair Share Report
20 Pine Ter E
Millburn, NJ 07078
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 $2,053,369 – $2,647,635, from 12 comparable Millburn sales in the past 18 months, at this home's 3,890 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Millburn assessments sit below market value — republished every October, applied town-wide. A $2,488,585 home should be assessed near $1,742,507.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $580,007 below what the ratio math suggests (33.3%).
Step 4 · The tax rate — same for every Millburn home
$1.033 Schools · 51% $0.453 County · 22% $0.532 Town · 26%
Step 5 · The bill
This home vs. every recent Millburn sale · assessed ÷ market
38%86%
Paying about right
This home's ratio lands inside Millburn'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 |
|---|---|---|---|---|
| 71 WEST ROAD | 2025-06 | $2,038,000 | 3,496 | 58.7% |
| 22 JOANNA WAY | 2025-01 | $2,725,000 | 3,927 | 72.0% |
| 29 MARION AVENUE | 2025-08 | $1,950,000 | 4,171 | 82.7% |
| 59 WEST ROAD | 2025-11 | $1,999,000 | 3,787 | 66.8% |
| 90 HOBART AVENUE | 2025-01 | $2,585,000 | 3,964 | 76.2% |
| 29 WORDSWORTH ROAD | 2025-12 | $2,350,000 | 3,807 | 56.4% |
| 6 DRYDEN TERRACE | 2026-01 | $4,000,000 | 3,997 | 61.2% |
| 167 HOBART AVENUE | 2026-06 | $1,670,000 | 3,184 | 83.0% |
| 20 RIDGE TERRACE | 2025-08 | $2,595,000 | 3,115 | 47.7% |
| 89 MAPLE STREET | 2025-07 | $1,893,000 | 2,958 | 63.5% |
| 11 SHERWOOD ROAD | 2025-07 | $2,720,000 | 4,273 | 71.0% |
| 408 MILLBURN AVENUE | 2026-04 | $1,855,000 | 3,571 | 37.6% |
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