The Fair Share Report
26 E Winthrop Ave
Upper, NJ 08033
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 $408,484 – $533,075, from 12 comparable Upper sales in the past 18 months, at this home's 1,580 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 $453,348 home should be assessed near $256,822.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $624,678 above what the ratio math suggests (243.2%).
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%221%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (65.15%) — roughly $14,386/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 29 STANHOPE RD | 2025-08 | $330,000 | 1,578 | 67.7% |
| 8 REDWISH AVE | 2025-06 | $675,000 | 1,546 | 41.8% |
| 344 ESSEX AVE | 2026-04 | $410,000 | 1,464 | 51.8% |
| 13 REDWISH AVE | 2025-01 | $520,000 | 1,380 | 45.1% |
| 546 STAGECOACH RD | 2025-04 | $381,000 | 1,368 | 53.8% |
| 15 SEAVIEW AVE | 2025-07 | $540,000 | 1,882 | 43.1% |
| 604 KEATS AVE | 2025-08 | $435,000 | 1,456 | 55.5% |
| 31 SEAVIEW AVE | 2025-04 | $535,000 | 1,664 | 51.5% |
| 14 ROBERTS AVE | 2025-02 | $350,000 | 1,776 | 53.6% |
| 202 PACIFIC AVE | 2025-06 | $379,900 | 1,398 | 56.4% |
| 599 FIRST AVE | 2026-04 | $425,000 | 1,260 | 50.5% |
| 14 TOWNSEND RD | 2026-02 | $275,000 | 1,706 | 69.7% |
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