The Fair Share Report
247 Rt 49
Upper, NJ 08270
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 $356,461 – $454,670, from 12 comparable Upper sales in the past 18 months, at this home's 1,274 sq ft.
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 $419,841 home should be assessed near $237,840.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $12,940 below what the ratio math suggests (5.4%).
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
36%79%
Paying about right
This home's ratio lands inside Upper'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 |
|---|---|---|---|---|
| 740 EAST DR | 2025-09 | $385,000 | 1,376 | 50.3% |
| 34 NORTH SHORE RD | 2025-01 | $450,000 | 1,332 | 45.8% |
| 599 FIRST AVE | 2026-04 | $425,000 | 1,260 | 50.5% |
| 604 KEATS AVE | 2025-08 | $435,000 | 1,456 | 55.5% |
| 318 NORTH SHORE RD | 2025-04 | $500,000 | 1,296 | 40.5% |
| 13 REDWISH AVE | 2025-01 | $520,000 | 1,380 | 45.1% |
| 100 BAYVIEW AVE | 2026-01 | $440,000 | 1,118 | 47.5% |
| 202 PACIFIC AVE | 2025-06 | $379,900 | 1,398 | 56.4% |
| 9 SLEEPY HOLLOW RD | 2025-06 | $275,000 | 1,180 | 73.2% |
| 546 STAGECOACH RD | 2025-04 | $381,000 | 1,368 | 53.8% |
| 238 MARSHALLVILLE RD | 2025-05 | $367,500 | 1,479 | 56.6% |
| 46 CHURCH RD | 2025-11 | $435,000 | 1,512 | 56.9% |
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