The Fair Share Report
35 Cherrytree Ln
Wantage, NJ 07461
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 $391,058 – $553,071, from 12 comparable Wantage 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 Wantage assessments sit below market value — republished every October, applied town-wide. A $491,983 home should be assessed near $317,821.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $78,521 below what the ratio math suggests (24.7%).
Step 4 · The tax rate — same for every Wantage home
$2.064 Schools · 69% $0.589 County · 20% $0.349 Town · 12%
Step 5 · The bill
This home vs. every recent Wantage sale · assessed ÷ market
38%80%
Paying about right
This home's ratio lands inside Wantage'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 |
|---|---|---|---|---|
| 20 AUGUST LN | 2025-06 | $570,000 | 1,946 | 44.0% |
| 179 MUDTOWN RD | 2026-02 | $485,000 | 1,896 | 65.1% |
| 80 SCHAWUNGUNK TR | 2026-06 | $350,000 | 1,876 | 59.0% |
| 172 RT 519 | 2025-09 | $469,000 | 1,636 | 51.8% |
| 12 AUGUST LN | 2026-06 | $485,000 | 1,672 | 52.7% |
| 5 MOUNTAIN VIEW DR | 2025-09 | $520,000 | 1,897 | 47.0% |
| 1 GERALDINE DR | 2025-05 | $445,000 | 1,972 | 52.0% |
| 68 HOLLAND RD | 2025-06 | $530,000 | 1,750 | 46.7% |
| 127 LAYTON RD | 2025-10 | $635,000 | 2,133 | 47.9% |
| 163 MUDTOWN RD | 2025-10 | $449,999 | 2,178 | 57.0% |
| 19 SPRING HOLLOW RD | 2025-02 | $400,000 | 2,034 | 45.0% |
| 5 BUTTERNUT RD | 2026-03 | $490,000 | 1,738 | 56.3% |
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