The Fair Share Report
23 Wheeler Rd
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 $684,360 – $1,238,122, 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 $925,374 home should be assessed near $331,469.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $55,831 above what the ratio math suggests (16.8%).
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%62%
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 |
|---|---|---|---|---|
| 1360 HAMBURG TPKE | 2025-07 | $520,000 | 2,755 | 31.3% |
| 1360 HAMBURG TPKE | 2026-03 | $685,000 | 2,748 | 25.2% |
| 6 DIANE CT | 2026-06 | $1,170,000 | 2,924 | 28.8% |
| 16 WINONAH AVE | 2026-01 | $855,000 | 2,961 | 34.6% |
| 49 PONDS CIRCLE | 2025-04 | $660,000 | 2,633 | 31.9% |
| 10 TIMBERLINE DR | 2025-07 | $950,000 | 3,009 | 39.0% |
| 198 WEBSTER DR. | 2025-05 | $1,030,000 | 2,966 | 31.2% |
| 4 BITOLA DR | 2025-06 | $972,000 | 3,082 | 34.5% |
| 11 HUBBARDTON RD | 2025-08 | $1,200,000 | 2,997 | 29.4% |
| 11 ROBIN HOOD WAY | 2026-01 | $1,250,000 | 2,989 | 26.6% |
| 60 TOMS LAKE RD | 2025-09 | $850,000 | 2,632 | 28.9% |
| 99 NELLIS DR | 2025-02 | $900,000 | 2,578 | 32.7% |
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