The Fair Share Report
2260 Rt 50
Upper, NJ 08270
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
Good news — this home pays less than its share
Its assessment sits low relative to what homes like it actually sell for. An appeal would only invite a fresh look at a number working in the owner's favor.
Step 1 · Market value
Likely range $422,229 – $517,960, 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 $483,461 home should be assessed near $273,881.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $84,581 below what the ratio math suggests (30.9%).
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
31%79%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1081 RT 50 | 2025-12 | $482,500 | 1,768 | 48.1% |
| 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% |
| 147 READING AVE | 2025-03 | $308,000 | 1,608 | 67.6% |
| 140 PERRY RD | 2025-08 | $650,000 | 1,792 | 50.9% |
| 4 HUNTINGTON LA | 2026-03 | $660,000 | 2,005 | 48.5% |
| 10 LUKE CT | 2025-07 | $568,500 | 1,764 | 59.0% |
| 6 LEXINGTON CT | 2025-07 | $500,000 | 1,862 | 57.2% |
| 1731 RT US 9 SO #28 | 2026-03 | $550,000 | 2,002 | 52.2% |
| 1731 RT US 9 SO #25 | 2026-03 | $519,000 | 2,002 | 55.3% |
| 1731 RT US 9 SO #41 | 2025-07 | $480,000 | 2,002 | 62.4% |
| 1731 RT US 9 SO #28 | 2025-06 | $525,000 | 2,002 | 54.6% |
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