The Fair Share Report
21 E Winthrop Ave
Upper, NJ 08248
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 $272,238 – $592,946, from 12 comparable Upper 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 Upper assessments sit below market value — republished every October, applied town-wide. A $493,426 home should be assessed near $279,526.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $296,874 above what the ratio math suggests (106.2%).
Step 4 · The tax rate — same for every Upper home
$1.649 Schools · 72% $0.331 County · 14% $0.323 Town · 14%
Step 5 · The bill
This home vs. every recent Upper sale · assessed ÷ market
36%217%
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 $6,837/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 15 SEAVIEW AVE | 2025-07 | $540,000 | 1,882 | 43.1% |
| 30 E WILLARD AVE | 2026-01 | $2,500,000 | 1,507 | 32.0% |
| 16 HOLLYBERRY LA | 2025-10 | $610,000 | 1,808 | 50.2% |
| 14 ROBERTS AVE | 2025-02 | $350,000 | 1,776 | 53.6% |
| 1 BLACK OAK DR | 2026-04 | $290,000 | 1,782 | 81.5% |
| 44 WHITE OAK DR | 2025-11 | $493,980 | 1,782 | 49.5% |
| 125 NORTH SHORE RD | 2025-08 | $350,000 | 1,959 | 70.7% |
| 125 NORTH SHORE RD | 2025-06 | $275,000 | 1,959 | 90.0% |
| 1451 JOSEPH AVE | 2025-05 | $600,000 | 1,866 | 38.3% |
| 14 LYNDHURST RD | 2026-04 | $515,000 | 1,992 | 44.2% |
| 18 E WINTHROP AVE | 2026-04 | $1,850,000 | 1,674 | 37.4% |
| 14 TOWNSEND RD | 2026-02 | $275,000 | 1,706 | 69.7% |
Is this your house?
Run your own report →