The Fair Share Report
21 Oxbow Pl
Wayne, NJ 07470
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 $826,767 – $976,912, from 12 comparable Wayne 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 Wayne assessments sit below market value — republished every October, applied town-wide. A $876,030 home should be assessed near $313,794.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $40,194 below what the ratio math suggests (12.8%).
Step 4 · The tax rate — same for every Wayne home
$3.337 Schools · 56% $1.251 County · 21% $1.409 Town · 23%
This home's own bill implies $5.907 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Wayne sale · assessed ÷ market
19%47%
Paying about right
This home's ratio lands inside Wayne'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 |
|---|---|---|---|---|
| 121 BALDWIN TERR | 2025-07 | $935,000 | 2,288 | 27.5% |
| 38 STIRLING LANE | 2025-12 | $865,000 | 2,326 | 33.1% |
| 119 HERRICK RD | 2026-05 | $999,000 | 2,426 | 28.5% |
| 14 ARUNDEL RD | 2025-07 | $835,000 | 2,283 | 31.0% |
| 64 POWDER HORN DR | 2025-12 | $900,000 | 2,403 | 28.5% |
| 10 WINONAH AVE | 2026-06 | $999,999 | 2,368 | 25.9% |
| 5 WINONAH AVE | 2025-02 | $615,000 | 2,408 | 35.5% |
| 12 HARMONY LANE | 2025-09 | $925,000 | 2,260 | 26.9% |
| 80 PALMER DR | 2025-03 | $815,000 | 2,312 | 29.4% |
| 25 ASHBURN RD | 2025-08 | $950,000 | 2,423 | 30.0% |
| 8 YORKTOWN RD | 2025-05 | $950,000 | 2,516 | 27.6% |
| 63 ELERON PLACE | 2026-01 | $800,000 | 2,166 | 31.3% |
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