The Fair Share Report
357 Opal Rd
Commercial, NJ 08314
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 $46,878 – $115,966, from 12 comparable Commercial 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 Commercial assessments sit below market value — republished every October, applied town-wide. A $69,111 home should be assessed near $55,655.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $4,145 above what the ratio math suggests (7.4%).
Step 4 · The tax rate — same for every Commercial home
$0.905 Schools · 33% $1.146 County · 42% $0.704 Town · 26%
Step 5 · The bill
This home vs. every recent Commercial sale · assessed ÷ market
41%145%
Paying about right
This home's ratio lands inside Commercial'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 |
|---|---|---|---|---|
| 538 FERN RD | 2026-06 | $112,000 | 672 | 61.1% |
| 7079 JAMES MOORE RD | 2025-07 | $55,000 | 672 | 108.5% |
| 401 ROBIN RD | 2025-09 | $40,000 | 606 | 164.0% |
| 1857 LAKESHORE DR | 2025-10 | $60,000 | 736 | 163.7% |
| 7183 SAMUEL DR | 2025-09 | $40,000 | 672 | 72.8% |
| 7079 CHARLES PLACE | 2025-01 | $80,000 | 888 | 140.3% |
| 2530 BACON ST | 2025-10 | $80,000 | 720 | 106.8% |
| 1495 E. BUCKSHUTEM RD | 2025-09 | $152,717 | 460 | 30.6% |
| 118 ROBIN ROAD | 2026-06 | $167,500 | 700 | 61.2% |
| 110 DAFFODIL RD | 2026-01 | $187,500 | 858 | 66.2% |
| 7178 KERON DRIVE | 2026-03 | $170,000 | 980 | 61.9% |
| 7737 RAYMOND DRIVE | 2025-11 | $191,999 | 896 | 51.2% |
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