The Fair Share Report
32 Pine Dr
Emerson, NJ 07630
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 $582,106 – $709,122, from 12 comparable Emerson 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 Emerson assessments sit below market value — republished every October, applied town-wide. A $654,930 home should be assessed near $435,397.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $105,397 below what the ratio math suggests (24.2%).
Step 4 · The tax rate — same for every Emerson home
$2.044 Schools · 60% $0.329 County · 10% $1.046 Town · 31%
Step 5 · The bill
This home vs. every recent Emerson sale · assessed ÷ market
41%82%
Paying about right
This home's ratio lands inside Emerson'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 |
|---|---|---|---|---|
| 90 EMWOOD DR | 2026-05 | $685,000 | 1,276 | 46.3% |
| 21 LAKEVIEW DR | 2025-08 | $775,000 | 1,704 | 56.6% |
| 328 GRAND BLVD | 2025-12 | $650,000 | 1,582 | 60.5% |
| 212 HASBROUCK AVE | 2025-09 | $710,000 | 1,435 | 57.7% |
| 40 FURMAN DR | 2025-08 | $715,000 | 1,512 | 52.0% |
| 2 HARTLAND AVE | 2025-08 | $700,000 | 1,704 | 57.8% |
| 40 HAINES AVE | 2025-12 | $705,000 | 1,488 | 50.3% |
| 16 SYCAMORE AVE | 2025-07 | $745,000 | 1,528 | 55.8% |
| 12 HOLLYWOOD AVE | 2026-03 | $500,000 | 1,414 | 68.6% |
| 12 HOLLYWOOD AVE | 2026-01 | $350,000 | 1,414 | 98.0% |
| 97 WORTENDYKE AVE | 2026-03 | $685,000 | 1,633 | 55.5% |
| 15 CREST RD | 2025-11 | $690,000 | 1,488 | 54.6% |
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