The Fair Share Report
21 Cherry Ln
Harding, NJ 07976
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 $3,186,262 – $4,981,792, from 8 comparable Harding 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 Harding assessments sit below market value — republished every October, applied town-wide. A $4,233,190 home should be assessed near $3,156,690.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $126,710 above what the ratio math suggests (4.0%).
Step 4 · The tax rate — same for every Harding home
$0.580 Schools · 47% $0.299 County · 24% $0.355 Town · 29%
Step 5 · The bill
This home vs. every recent Harding sale · assessed ÷ market
46%108%
Paying about right
This home's ratio lands inside Harding'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 |
|---|---|---|---|---|
| 38 SHEEPFIELD FARMS DR | 2026-03 | $2,834,000 | 13,038 | 118.2% |
| 11 COLGATE TER | 2025-12 | $3,800,000 | 9,065 | 80.7% |
| 71 VILLAGE RD | 2025-05 | $3,500,000 | 8,120 | 54.7% |
| 624 VAN BEUREN RD | 2025-06 | $3,500,000 | 6,178 | 68.7% |
| 154 PLEASANTVILLE RD | 2025-06 | $2,600,000 | 7,547 | 88.8% |
| 63 VILLAGE RD | 2025-11 | $3,482,000 | 5,668 | 93.5% |
| 1 PLEASANT PLAINS RD | 2025-08 | $3,300,000 | 6,695 | 60.0% |
| 668 SPRING VALLEY RD | 2025-09 | $3,000,000 | 6,154 | 95.8% |
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