The Fair Share Report
409 E Union Ave
Bound Brook, NJ 08805
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 $596,851 – $728,495, from 12 comparable Bound Brook 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 Bound Brook assessments sit below market value — republished every October, applied town-wide. A $642,874 home should be assessed near $599,544.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $63,444 below what the ratio math suggests (10.6%).
Step 4 · The tax rate — same for every Bound Brook home
$1.107 Schools · 50% $0.345 County · 16% $0.753 Town · 34%
This home's own bill implies $1.991 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Bound Brook sale · assessed ÷ market
68%111%
Paying about right
This home's ratio lands inside Bound Brook'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 |
|---|---|---|---|---|
| 112 WEST HIGH STREET | 2025-02 | $650,000 | 2,554 | 97.8% |
| 408 EAST UNION AVENUE | 2026-05 | $740,000 | 2,365 | 87.7% |
| 51 WEST UNION AVENUE | 2026-03 | $570,000 | 2,369 | 91.5% |
| 350 TALMAGE AVENUE | 2025-05 | $660,000 | 2,368 | 61.2% |
| 539 WINSOR STREET | 2025-06 | $550,000 | 2,289 | 84.9% |
| 261 WEST MAIN STREET | 2026-05 | $550,000 | 2,028 | 87.0% |
| 126 WEST HIGH STREET | 2026-04 | $615,000 | 2,228 | 89.8% |
| 206 EAST UNION AVENUE | 2026-06 | $540,000 | 2,562 | 80.8% |
| 415 EAST UNION AVENUE | 2025-01 | $575,000 | 1,862 | 88.8% |
| 650 CENTRAL AVENUE | 2026-04 | $575,000 | 2,510 | 101.4% |
| 28 WEST UNION AVENUE | 2026-06 | $490,000 | 1,744 | 85.2% |
| 24-26 WEST SECOND STREET | 2025-06 | $685,000 | 3,802 | 99.2% |
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