The Fair Share Report
251 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 $346,609 – $494,258, 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 $451,397 home should be assessed near $255,716.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $104,216 below what the ratio math suggests (40.8%).
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
25%79%
Keep quiet and enjoy it
This home's assessment ratio sits below the Upper pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1 BLACK OAK DR | 2026-04 | $290,000 | 1,782 | 81.5% |
| 11 RED OAK DR | 2025-12 | $425,000 | 1,806 | 50.9% |
| 44 WHITE OAK DR | 2025-11 | $493,980 | 1,782 | 49.5% |
| 11 WILKIE BLVD | 2025-11 | $407,000 | 1,935 | 61.0% |
| 14 ROBERTS AVE | 2025-02 | $350,000 | 1,776 | 53.6% |
| 1451 JOSEPH AVE | 2025-05 | $600,000 | 1,866 | 38.3% |
| 6 SEASOUNDS AVE | 2026-05 | $371,000 | 1,752 | 61.9% |
| 6 BLACK OAK DR | 2026-06 | $340,000 | 1,962 | 73.8% |
| 16 HOLLYBERRY LA | 2025-10 | $610,000 | 1,808 | 50.2% |
| 45 EVERGREEN DR | 2025-09 | $445,000 | 1,926 | 49.1% |
| 601 SECOND AVE | 2025-12 | $430,000 | 1,668 | 63.5% |
| 815 SEASOUNDS AVE | 2025-05 | $525,000 | 2,024 | 47.1% |
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