The Fair Share Report
43 Redwood
Upper, NJ 08270
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 $382,096 – $473,904, from 12 comparable Upper 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 Upper assessments sit below market value — republished every October, applied town-wide. A $446,757 home should be assessed near $253,088.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $136,188 below what the ratio math suggests (53.8%).
Step 4 · The tax rate — same for every Upper home
$1.649 Schools · 72% $0.331 County · 14% $0.323 Town · 14%
Step 5 · The bill
This home vs. every recent Upper sale · assessed ÷ market
19%79%
Keep quiet and enjoy it
This home's assessment ratio sits below the Upper pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1731 RT US 9 SO #95 | 2025-01 | $515,000 | 1,848 | 54.0% |
| 6 SEASOUNDS AVE | 2026-05 | $371,000 | 1,752 | 61.9% |
| 1731 RT US 9 SO #28 | 2026-03 | $550,000 | 2,002 | 52.2% |
| 1731 RT US 9 SO #25 | 2026-03 | $519,000 | 2,002 | 55.3% |
| 1731 RT US 9 SO #41 | 2025-07 | $480,000 | 2,002 | 62.4% |
| 1731 RT US 9 SO #28 | 2025-06 | $525,000 | 2,002 | 54.6% |
| 1731 RT US 9 SO #122 | 2025-03 | $475,000 | 2,002 | 60.4% |
| 601 SECOND AVE | 2025-12 | $430,000 | 1,668 | 63.5% |
| 151 READING AVE | 2025-05 | $305,000 | 1,728 | 57.8% |
| 90 SCHOOL HOUSE LA | 2025-05 | $495,000 | 1,845 | 46.6% |
| 11 RED OAK DR | 2025-12 | $425,000 | 1,806 | 50.9% |
| 656 STAGECOACH RD | 2025-05 | $610,000 | 1,914 | 41.6% |
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