The Fair Share Report
3 Cliff Rd
Wayne, NJ 07470
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.
A touch high — but not appeal-worthy
Above most of Wayne, but below NJ's legal appeal line (41.19%), where a case becomes winnable.
Step 1 · Market value
Likely range $580,146 – $860,009, from 12 comparable Wayne 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 Wayne assessments sit below market value — republished every October, applied town-wide. A $754,740 home should be assessed near $270,348.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $74,552 above what the ratio math suggests (27.6%).
Step 4 · The tax rate — same for every Wayne home
$3.337 Schools · 56% $1.251 County · 21% $1.409 Town · 23%
Step 5 · The bill
This home vs. every recent Wayne sale · assessed ÷ market
19%65%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 801 FOUR SEASONS DR | 2025-12 | $530,000 | — | 31.2% |
| 285 LEVINBERG LANE | 2025-11 | $795,000 | 2,389 | 31.8% |
| 252 LEVINBERG LANE | 2025-10 | $725,000 | 2,389 | 34.8% |
| 238 LEVINBERG LANE | 2025-02 | $805,000 | 2,389 | 31.4% |
| 53 PONDS CIRCLE | 2026-02 | $625,000 | 2,521 | 38.1% |
| 24 PONDS CIRCLE | 2026-05 | $600,000 | 2,420 | 35.0% |
| 16 PONDS CIRCLE | 2025-02 | $645,000 | 2,420 | 30.3% |
| 1360 HAMBURG TPKE | 2025-05 | $440,000 | 2,600 | 35.6% |
| 4 STURBRIDGE CIRCLE | 2025-04 | $999,000 | 2,453 | 33.6% |
| 50 ATHERTON CT | 2025-01 | $1,050,000 | 2,995 | 33.6% |
| 49 PONDS CIRCLE | 2025-04 | $660,000 | 2,633 | 31.9% |
| 99 NELLIS DR | 2025-02 | $900,000 | 2,578 | 32.7% |
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