The Fair Share Report
331 Rt 94
Vernon, NJ 07462
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 $155,285 – $239,578, from 12 comparable Vernon 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 Vernon assessments sit below market value — republished every October, applied town-wide. A $223,645 home should be assessed near $205,619.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $54,019 below what the ratio math suggests (26.3%).
Step 4 · The tax rate — same for every Vernon home
$1.368 Schools · 58% $0.438 County · 19% $0.539 Town · 23%
Step 5 · The bill
This home vs. every recent Vernon sale · assessed ÷ market
58%107%
Paying about right
This home's ratio lands inside Vernon'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 |
|---|---|---|---|---|
| 204 WABASSO ROAD | 2025-12 | $225,000 | 468 | 109.2% |
| 28 COHOCTON RD | 2025-07 | $228,000 | 468 | 94.8% |
| 106 SPRUCE LN | 2025-10 | $240,000 | 520 | 103.3% |
| 91 BREAKNECK RD | 2026-01 | $230,000 | 668 | 96.9% |
| 128 BREAKNECK RD 202/AN | 2025-06 | $320,000 | 648 | 81.5% |
| 49 LAKESHORE DR NW | 2025-05 | $370,000 | 598 | 69.3% |
| 1001 LAKESIDE DR E | 2025-07 | $525,000 | 628 | 86.9% |
| 3 JACKSON HOLE UNIT 6 | 2025-05 | $185,000 | 540 | 78.5% |
| 3 JACKSON HOLE UNIT 1 | 2025-02 | $130,000 | 540 | 121.6% |
| 693 CANISTEAR ROAD | 2025-09 | $300,000 | 738 | 81.7% |
| 26 CEDAR LN | 2025-02 | $191,500 | 570 | 101.6% |
| 108 LAKESIDE DR | 2026-03 | $259,999 | 565 | 52.6% |
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