The Fair Share Report
2404 Beech 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 $834,207 – $1,266,419, from 12 comparable Wall sales in the past 18 months, at this home's 2,920 sq ft.
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 $1,042,475 home should be assessed near $622,983.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $177,783 below what the ratio math suggests (28.5%).
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
30%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 |
|---|---|---|---|---|
| 4404 BELMAR BLVD | 2025-04 | $730,000 | 2,712 | 71.0% |
| 4803 MEGILL RD | 2025-07 | $877,500 | 3,046 | 59.9% |
| 1624 DUMONT TERR | 2025-11 | $756,500 | 2,648 | 55.0% |
| 2580 CRESTVIEW RD | 2025-05 | $540,000 | — | 47.0% |
| 2806 BUCHANAN ST | 2025-03 | $1,200,000 | 2,800 | 50.4% |
| 1314 WINDING BROOK LN | 2025-12 | $975,000 | 2,731 | 57.9% |
| 2705 BUCHANAN ST | 2025-11 | $599,000 | 3,101 | 82.1% |
| 1314 WILLOW DR | 2025-12 | $1,050,000 | 2,421 | 42.3% |
| 1304 W MAGNOLIA AVE | 2026-06 | $1,150,000 | 2,386 | 41.5% |
| 3058 GOVERNOUR'S CROSSING | 2025-10 | $1,351,000 | 2,874 | 48.6% |
| 2100 PRINCETON CT | 2025-11 | $1,275,000 | 2,970 | 55.9% |
| 2100 PRINCETON CT | 2025-05 | $865,000 | 2,970 | 82.4% |
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