The Fair Share Report
32 Van Ness Pl
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.
This home's full record →Check another house →
Step 1 · Market value
Likely range $500,132 – $665,543, 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 $638,838 home should be assessed near $228,832.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $94,632 below what the ratio math suggests (41.4%).
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
15%47%
Keep quiet and enjoy it
This home's assessment ratio sits below the Wayne pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 35 BEECHWOOD DR | 2026-04 | $475,000 | 1,501 | 37.9% |
| 28 DOGWOOD TERR | 2025-04 | $600,000 | 1,555 | 28.3% |
| 16 HILLSIDE TERR | 2026-05 | $650,000 | 1,446 | 28.3% |
| 14 VALHALLA WAY | 2025-12 | $590,000 | 1,464 | 32.5% |
| 91 BEECHWOOD DR | 2026-05 | $767,500 | 1,320 | 25.0% |
| 29 OLDHAM RD | 2025-08 | $480,000 | 1,412 | 27.9% |
| 38 LAUREL DR | 2025-05 | $735,000 | 1,432 | 22.9% |
| 50 LEONARD TERR | 2025-11 | $680,000 | 1,536 | 25.7% |
| 45 MAPLEWOOD AVE | 2025-11 | $630,000 | 1,403 | 25.2% |
| 101 LINDEN RD | 2025-12 | $650,000 | 1,435 | 28.6% |
| 27 CHESTNUT DR | 2025-03 | $605,000 | 1,666 | 32.3% |
| 5 SUNSET TERR | 2025-11 | $640,000 | 1,273 | 29.5% |
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