The Fair Share Report
428 Aster Rd
Commercial, NJ 08096
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Commercial's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $34,524 – $115,456, 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 $50,991 home should be assessed near $41,063.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $10,063 below what the ratio math suggests (24.5%).
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
21%145%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 401 ROBIN RD | 2025-09 | $40,000 | 606 | 164.0% |
| 7079 JAMES MOORE RD | 2025-07 | $55,000 | 672 | 108.5% |
| 538 FERN RD | 2026-06 | $112,000 | 672 | 61.1% |
| 7183 SAMUEL DR | 2025-09 | $40,000 | 672 | 72.8% |
| 118 ROBIN ROAD | 2026-06 | $167,500 | 700 | 61.2% |
| 1495 E. BUCKSHUTEM RD | 2025-09 | $152,717 | 460 | 30.6% |
| 1857 LAKESHORE DR | 2025-10 | $60,000 | 736 | 163.7% |
| 7079 CHARLES PLACE | 2025-01 | $80,000 | 888 | 140.3% |
| 1314 SPRING GARDEN RD | 2026-02 | $46,300 | 954 | 159.2% |
| 115 ROBIN RD | 2025-08 | $177,000 | 960 | 63.1% |
| 7194 SAMUEL DRIVE | 2025-08 | $55,000 | 968 | 139.4% |
| 2530 BACON ST | 2025-10 | $80,000 | 720 | 106.8% |
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