The Fair Share Report
21 Eagle Dr
Emerson, NJ 07630
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 $488,168 – $635,611, from 12 comparable Emerson sales in the past 18 months, at this home's 1,184 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Emerson assessments sit below market value — republished every October, applied town-wide. A $575,544 home should be assessed near $382,622.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $65,022 below what the ratio math suggests (17.0%).
Step 4 · The tax rate — same for every Emerson home
$2.044 Schools · 60% $0.329 County · 10% $1.046 Town · 31%
Step 5 · The bill
This home vs. every recent Emerson sale · assessed ÷ market
43%82%
Paying about right
This home's ratio lands inside Emerson'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 |
|---|---|---|---|---|
| 16 SULLIVAN AVE | 2025-09 | $675,000 | 1,252 | 48.1% |
| 90 EMWOOD DR | 2026-05 | $685,000 | 1,276 | 46.3% |
| 44 PALISADE AVE | 2025-06 | $425,000 | 1,210 | 75.7% |
| 10 RIDGE RD. | 2025-02 | $710,000 | 1,132 | 52.4% |
| 17 GEORGE RD | 2026-05 | $715,000 | 1,001 | 39.8% |
| 12 HOLLYWOOD AVE | 2026-03 | $500,000 | 1,414 | 68.6% |
| 12 HOLLYWOOD AVE | 2026-01 | $350,000 | 1,414 | 98.0% |
| 212 HASBROUCK AVE | 2025-09 | $710,000 | 1,435 | 57.7% |
| 73 SENECA AVE | 2026-04 | $650,000 | 1,382 | 49.8% |
| 166 PALISADE AVE | 2025-05 | $682,000 | 1,403 | 59.0% |
| 40 HAINES AVE | 2025-12 | $705,000 | 1,488 | 50.3% |
| 138 PALISADE AVE | 2025-11 | $600,000 | 1,197 | 57.4% |
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