The Fair Share Report
2514 Apache Rd
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 $698,943 – $1,147,349, 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 $918,949 home should be assessed near $549,164.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $20,164 below what the ratio math suggests (3.7%).
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%81%
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 |
|---|---|---|---|---|
| 1624 DUMONT TERR | 2025-11 | $756,500 | 2,648 | 55.0% |
| 4404 BELMAR BLVD | 2025-04 | $730,000 | 2,712 | 71.0% |
| 4109 BELMAR BLVD | 2026-03 | $940,000 | 2,321 | 56.4% |
| 1494 OCEAN RD | 2025-07 | $1,075,000 | 2,442 | 46.8% |
| 1822 SOUTH M ST | 2026-03 | $622,500 | 2,106 | 58.8% |
| 1024 17TH AVE | 2026-02 | $675,000 | 2,140 | 60.3% |
| 2806 BUCHANAN ST | 2025-03 | $1,200,000 | 2,800 | 50.4% |
| 3007 PIERCE ST | 2025-07 | $660,000 | 1,966 | 54.3% |
| 1314 WILLOW DR | 2025-12 | $1,050,000 | 2,421 | 42.3% |
| 1306 MONMOUTH BLVD | 2025-09 | $640,000 | 2,250 | 53.5% |
| 1314 WINDING BROOK LN | 2025-12 | $975,000 | 2,731 | 57.9% |
| 1507 WISHING WELL LN | 2026-03 | $968,000 | 2,574 | 62.2% |
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