The Fair Share Report
21 Oak St
Upper, NJ 08223
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 $324,250 – $523,816, 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 $465,968 home should be assessed near $263,971.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $41,271 below what the ratio math suggests (15.6%).
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%79%
Paying about right
This home's ratio lands inside Upper'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 |
|---|---|---|---|---|
| 10 LUKE CT | 2025-07 | $568,500 | 1,764 | 59.0% |
| 11 WHIPPOORWILL DR | 2026-06 | $328,000 | 1,940 | 81.0% |
| 43 WEXTON DR | 2025-07 | $399,000 | 1,758 | 61.2% |
| 10 MEADOWLARK RD | 2026-05 | $469,000 | 1,856 | 49.4% |
| 15 E SUNRISE RD | 2025-04 | $395,000 | 2,060 | 63.6% |
| 6 LEXINGTON CT | 2025-07 | $500,000 | 1,862 | 57.2% |
| 1450 STAGECOACH RD | 2025-05 | $489,000 | 1,854 | 50.0% |
| 1731 RT US 9 SO #95 | 2025-01 | $515,000 | 1,848 | 54.0% |
| 1313 STAGECOACH RD | 2026-01 | $275,000 | 1,652 | 81.1% |
| 28 LUKE CT | 2026-02 | $420,000 | 2,165 | 64.3% |
| 78 TYLER RD | 2025-12 | $350,000 | 2,114 | 77.7% |
| 16 ELIZABETH LA | 2025-07 | $598,445 | 2,156 | 62.9% |
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