The Fair Share Report
3 Sheila Ave
Upper, NJ 08230
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 $405,601 – $527,230, from 12 comparable Upper 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 Upper assessments sit below market value — republished every October, applied town-wide. A $463,076 home should be assessed near $262,333.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $26,533 below what the ratio math suggests (10.1%).
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%79%
Paying about right
This home's ratio lands inside Upper'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 |
|---|---|---|---|---|
| 12 ASHCROFT AVE | 2026-01 | $553,000 | 1,943 | 50.1% |
| 10 MEADOWLARK RD | 2026-05 | $469,000 | 1,856 | 49.4% |
| 656 STAGECOACH RD | 2025-05 | $610,000 | 1,914 | 41.6% |
| 705 RT US 9 SO | 2026-01 | $499,900 | 1,850 | 47.6% |
| 90 SCHOOL HOUSE LA | 2025-05 | $495,000 | 1,845 | 46.6% |
| 3 BEESLEYS PL | 2026-05 | $445,000 | 1,950 | 56.2% |
| 8 SHEILA AVE | 2025-10 | $410,000 | 1,684 | 56.3% |
| 6 SEASOUNDS AVE | 2026-05 | $371,000 | 1,752 | 61.9% |
| 11 WHIPPOORWILL DR | 2026-06 | $328,000 | 1,940 | 81.0% |
| 15 WHITE OAK DR | 2026-06 | $475,885 | 2,168 | 57.3% |
| 22 RED CLOVER DR | 2026-06 | $640,000 | 2,220 | 50.1% |
| 6 BLACK OAK DR | 2026-06 | $340,000 | 1,962 | 73.8% |
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