The Fair Share Report
2601 River 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.
This home's full record →Check another house →
Step 1 · Market value
Likely range $716,667 – $1,226,565, 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 $1,037,107 home should be assessed near $619,775.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $449,725 above what the ratio math suggests (72.6%).
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%155%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (68.72%) — roughly $9,561/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 2806 BUCHANAN ST | 2025-03 | $1,200,000 | 2,800 | 50.4% |
| 1314 WINDING BROOK LN | 2025-12 | $975,000 | 2,731 | 57.9% |
| 4404 BELMAR BLVD | 2025-04 | $730,000 | 2,712 | 71.0% |
| 4803 MEGILL RD | 2025-07 | $877,500 | 3,046 | 59.9% |
| 1624 DUMONT TERR | 2025-11 | $756,500 | 2,648 | 55.0% |
| 1494 OCEAN RD | 2025-07 | $1,075,000 | 2,442 | 46.8% |
| 1314 WILLOW DR | 2025-12 | $1,050,000 | 2,421 | 42.3% |
| 2705 BUCHANAN ST | 2025-11 | $599,000 | 3,101 | 82.1% |
| 1406 FRANCES DR | 2025-06 | $1,110,000 | 2,432 | 47.7% |
| 2179 WINDFIELD DR | 2025-01 | $760,000 | 2,546 | 69.4% |
| 1304 W MAGNOLIA AVE | 2026-06 | $1,150,000 | 2,386 | 41.5% |
| 2816 MC KINLEY ST | 2026-05 | $795,000 | 2,072 | 43.3% |
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