The Fair Share Report
2403 Cedar St
Wall, NJ 08736
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.
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Step 1 · Market value
Likely range $948,351 – $1,225,808, from 12 comparable Wall 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 Wall assessments sit below market value — republished every October, applied town-wide. A $1,063,063 home should be assessed near $635,286.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $74,386 below what the ratio math suggests (11.7%).
Step 4 · The tax rate — same for every Wall home
$1.253 Schools · 59% $0.348 County · 16% $0.525 Town · 25%
Step 5 · The bill
This home vs. every recent Wall sale · assessed ÷ market
36%74%
Paying about right
This home's ratio lands inside Wall'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 |
|---|---|---|---|---|
| 1548 LOGAN DR | 2026-04 | $1,550,000 | 2,612 | 40.6% |
| 2595 LANTERN LIGHT WAY | 2025-01 | $975,000 | 2,689 | 62.7% |
| 2216 HILL AVE | 2026-01 | $1,249,000 | 2,701 | 42.6% |
| 1890 CLEVELAND AVE | 2025-11 | $999,000 | 2,424 | 54.3% |
| 1334 WILLOW DR | 2025-10 | $1,450,000 | 2,869 | 45.4% |
| 2568 CURRIER'S PL | 2025-11 | $985,000 | 2,841 | 63.4% |
| 1998 MANOR DR | 2025-07 | $754,000 | 2,874 | 63.0% |
| 1507 WISHING WELL LN | 2026-03 | $968,000 | 2,574 | 62.2% |
| 1518 RABBIT RUN | 2025-06 | $1,126,000 | 2,555 | 53.1% |
| 1504 BAKER'S PL | 2025-07 | $850,000 | 2,536 | 69.5% |
| 2619 LANTERN LIGHT WAY | 2025-11 | $900,000 | 2,513 | 66.1% |
| 2619 LANTERN LIGHT WAY | 2025-03 | $900,000 | 2,513 | 66.1% |
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