The Fair Share Report
41 Ryan Rd
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 $380,836 – $488,568, 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 $454,643 home should be assessed near $293,699.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $13,799 below what the ratio math suggests (4.7%).
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
39%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 |
|---|---|---|---|---|
| 161 NEILSON RD | 2025-07 | $485,000 | 1,904 | 62.1% |
| 827 GREENVILLE RD | 2026-01 | $440,000 | 1,530 | 66.2% |
| 11 BRINK RD | 2026-05 | $410,653 | 1,426 | 57.3% |
| 84 ALDER TERR | 2025-09 | $312,000 | 1,452 | 59.3% |
| 61 COYKENDALL RD | 2026-05 | $650,000 | 2,480 | 47.0% |
| 6 GERALDINE DR | 2025-09 | $465,000 | 1,982 | 69.1% |
| 28 SALLY HARDEN RD | 2025-04 | $635,000 | 2,376 | 60.0% |
| 19 SPRING HOLLOW RD | 2025-02 | $400,000 | 2,034 | 45.0% |
| 166 MUDTOWN RD | 2026-04 | $328,000 | 1,828 | 70.2% |
| 85 CLARK RD | 2026-02 | $550,000 | 2,035 | 60.4% |
| 105 VALLEY RD | 2026-06 | $540,000 | 2,464 | 51.3% |
| 21 PROSPECT CI | 2026-01 | $450,000 | 2,077 | 52.6% |
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