The Fair Share Report
35 Holyoke 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.
This home's full record →Check another house →
Step 1 · Market value
Likely range $662,427 – $810,256, 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 $740,649 home should be assessed near $265,300.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $4,100 below what the ratio math suggests (1.5%).
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 |
|---|---|---|---|---|
| 31 POINT VIEW PARKWAY | 2026-02 | $450,000 | — | 31.8% |
| 16 AGAWAM DR | 2026-02 | $915,000 | 2,214 | 29.1% |
| 11 AMHERST CT | 2025-01 | $846,000 | 2,214 | 31.7% |
| 19 HOLYOKE RD | 2025-11 | $815,000 | 2,284 | 34.0% |
| 29 PONDS CIRCLE | 2026-03 | $561,500 | 2,336 | 40.1% |
| 7 CHICOPEE DR | 2026-06 | $915,000 | 2,424 | 28.5% |
| 34 LEWIS ST | 2026-05 | $810,000 | 2,102 | 28.5% |
| 24 PONDS CIRCLE | 2026-05 | $600,000 | 2,420 | 35.0% |
| 16 PONDS CIRCLE | 2025-02 | $645,000 | 2,420 | 30.3% |
| 34 MORNING WATCH RD | 2025-06 | $720,000 | 1,920 | 29.3% |
| 138 LEVINBERG LANE | 2026-04 | $700,000 | 2,146 | 31.9% |
| 249 LEVINBERG LANE | 2025-12 | $710,000 | 2,146 | 31.4% |
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