The Fair Share Report
30 Wheeler Rd
Wayne, NJ 07470
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.
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Step 1 · Market value
Likely range $1,035,877 – $1,296,414, 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 $1,109,396 home should be assessed near $397,386.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $30,714 above what the ratio math suggests (7.7%).
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%47%
Paying about right
This home's ratio lands inside Wayne'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 |
|---|---|---|---|---|
| 3 SHERRY CT | 2026-02 | $1,300,000 | 3,495 | 28.8% |
| 6 SHERRY CT | 2026-04 | $1,080,000 | 3,232 | 36.1% |
| 18 DANIELLE DR | 2025-10 | $1,300,000 | 3,536 | 27.9% |
| 14 ALMADERA DR | 2025-10 | $999,900 | 3,253 | 36.4% |
| 8 WHEELER RD | 2025-10 | $1,025,000 | 3,256 | 40.1% |
| 295 FRENCH HILL RD | 2025-08 | $995,000 | 3,280 | 33.1% |
| 3 ARMSTRONG AVE | 2025-06 | $1,200,000 | 3,393 | 27.3% |
| 7 BRENTWOOD CT | 2025-03 | $1,060,000 | 2,994 | 31.7% |
| 47 ROBIN HOOD WAY | 2025-08 | $1,160,000 | 3,576 | 29.4% |
| 111 PACKANACK LK RD | 2025-10 | $675,000 | 3,468 | 38.3% |
| 1 TODD TERR | 2025-12 | $1,388,000 | 3,258 | 29.6% |
| 54 WHEELER RD | 2025-01 | $1,251,000 | 3,934 | 31.1% |
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