The Fair Share Report
35 Maple Ave
Wallington, NJ 07423
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.
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Step 1 · Market value
Likely range $706,959 – $986,430, from 12 comparable Wallington 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 Wallington assessments sit below market value — republished every October, applied town-wide. A $779,664 home should be assessed near $754,403.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $70,703 below what the ratio math suggests (9.4%).
Step 4 · The tax rate — same for every Wallington home
$1.011 Schools · 52% $0.226 County · 12% $0.714 Town · 37%
Step 5 · The bill
This home vs. every recent Wallington sale · assessed ÷ market
62%105%
Paying about right
This home's ratio lands inside Wallington'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 |
|---|---|---|---|---|
| 91 HALSTEAD AVENUE | 2026-01 | $885,000 | 2,288 | 62.4% |
| 273 MAPLE AVENUE | 2025-04 | $670,000 | 2,460 | 79.5% |
| 115 WALLINGTON AVENUE | 2025-10 | $920,000 | 2,448 | 86.0% |
| 46-48 TUTTLE STREET | 2025-02 | $1,335,000 | 2,065 | 75.2% |
| 242 MAIN AVENUE | 2026-02 | $675,000 | 2,226 | 83.4% |
| 82-84 MAPLE AVENUE | 2025-12 | $897,000 | 2,642 | 79.9% |
| 44 KOSTER STREET | 2025-02 | $920,000 | 2,112 | 77.0% |
| 125 MAPLE AVENUE | 2025-05 | $710,000 | 2,700 | 92.3% |
| 122 MAPLE AVENUE | 2025-06 | $900,000 | 2,851 | 76.0% |
| 51 VAN WINKLE AVENUE | 2025-11 | $635,000 | 2,006 | 86.5% |
| 48 LESTER STREET | 2025-03 | $870,000 | 2,981 | 71.6% |
| 15 TUTTLE STREET | 2026-04 | $500,000 | 2,096 | 93.4% |
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