The Fair Share Report
2561 Summit Rd
Wall, NJ 08736
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Wall's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $959,424 – $1,316,970, 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 $1,069,836 home should be assessed near $639,334.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $103,534 below what the ratio math suggests (16.2%).
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
35%74%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 2146 SPRUCE DR | 2025-09 | $1,325,000 | 2,308 | 43.4% |
| 1304 W MAGNOLIA AVE | 2026-06 | $1,150,000 | 2,386 | 41.5% |
| 1406 FRANCES DR | 2025-06 | $1,110,000 | 2,432 | 47.7% |
| 3412 BRANDON RD | 2025-11 | $1,300,000 | 2,401 | 40.5% |
| 1314 WILLOW DR | 2025-12 | $1,050,000 | 2,421 | 42.3% |
| 2179 WINDFIELD DR | 2025-01 | $760,000 | 2,546 | 69.4% |
| 1304 LENAPE TR | 2025-08 | $950,000 | 2,031 | 48.2% |
| 1422 LAKEWOOD RD | 2026-03 | $957,000 | 2,094 | 51.7% |
| 3506 BELMAR BLVD | 2025-12 | $875,000 | 2,024 | 49.9% |
| 2580 CRESTVIEW RD | 2025-05 | $540,000 | — | 47.0% |
| 1417 VALLEY DR | 2025-09 | $610,000 | 1,883 | 47.0% |
| 2155A TERRACE PL | 2025-07 | $1,555,000 | 2,016 | 33.1% |
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