The Fair Share Report
21 Stuart Ln
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 $284,667 – $358,961, from 12 comparable Wayne sales in the past 18 months, at this home's 840 sq ft.
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 $304,733 home should be assessed near $109,155.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $46,245 above what the ratio math suggests (42.4%).
Step 4 · The tax rate — same for every Wayne home
$3.337 Schools · 56% $1.251 County · 21% $1.409 Town · 23%
Step 5 · The bill
This home vs. every recent Wayne sale · assessed ÷ market
19%60%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (41.19%) — roughly $2,774/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 25-1A HINCHMAN AVE | 2026-06 | $379,900 | 889 | 26.7% |
| 575 BLACK OAK RIDGE RD | 2025-03 | $437,000 | 850 | 30.3% |
| 50-1B KNOX TERRACE | 2025-12 | $370,000 | 900 | 28.1% |
| 1148-2A VALLEY RD | 2025-08 | $355,000 | 900 | 29.3% |
| 17 STYLON RD | 2025-01 | $580,000 | 888 | 24.3% |
| 32 COTTONWOOD RD | 2026-04 | $450,000 | 784 | 35.7% |
| 17B ATHERTON CT | 2026-05 | $225,000 | 900 | 32.9% |
| 1267B VALLEY RD | 2026-04 | $280,000 | 900 | 26.5% |
| 39A ATHERTON CT | 2026-04 | $305,000 | 900 | 24.3% |
| 78 MANCHESTER CT | 2026-01 | $326,500 | 900 | 24.8% |
| 30A ATHERTON CT | 2026-01 | $310,000 | 900 | 23.9% |
| 22B ATHERTON CT | 2025-10 | $325,000 | 900 | 22.8% |
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