The Fair Share Report
44 Rector St
Millburn, NJ 07041
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 $1,232,481 – $1,656,285, from 12 comparable Millburn 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 Millburn assessments sit below market value — republished every October, applied town-wide. A $1,594,079 home should be assessed near $1,116,174.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $556,374 below what the ratio math suggests (49.8%).
Step 4 · The tax rate — same for every Millburn home
$1.033 Schools · 51% $0.453 County · 22% $0.532 Town · 26%
Step 5 · The bill
This home vs. every recent Millburn sale · assessed ÷ market
28%86%
Keep quiet and enjoy it
This home's assessment ratio sits below the Millburn 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 |
|---|---|---|---|---|
| 59 CHURCH STREET | 2025-09 | $1,100,000 | 2,174 | 54.8% |
| 114 SHORT HILLS AVENUE | 2025-12 | $1,330,000 | 1,920 | 65.6% |
| 110 WELLINGTON AVENUE | 2025-06 | $1,600,000 | 2,075 | 56.9% |
| 103 CYPRESS STREET | 2025-07 | $1,406,000 | 2,300 | 56.0% |
| 105 MOUNTAINVIEW ROAD | 2025-10 | $1,300,000 | 2,108 | 59.2% |
| 86 ELM STREET | 2025-05 | $1,910,000 | 2,464 | 49.8% |
| 71 STONY LANE | 2025-09 | $1,850,000 | 2,164 | 50.0% |
| 34 PINE TERRACE EAST | 2025-06 | $1,250,000 | 2,324 | 67.4% |
| 32 MARION AVENUE | 2025-06 | $1,620,000 | 2,070 | 65.8% |
| 62 WHITTINGHAM TERRACE | 2025-04 | $1,500,000 | 1,993 | 56.8% |
| 86 CEDAR STREET | 2025-07 | $1,600,000 | 2,415 | 61.7% |
| 9 MIDHURST ROAD | 2025-09 | $1,999,999 | 2,052 | 66.3% |
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