The Fair Share Report
44 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 $394,992 – $535,779, 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 $490,079 home should be assessed near $316,591.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $70,691 below what the ratio math suggests (22.3%).
Step 4 · The tax rate — same for every Wantage home
$2.064 Schools · 69% $0.589 County · 20% $0.349 Town · 12%
This home's own bill implies $2.900 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
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 |
|---|---|---|---|---|
| 40 MEDAUGH RD | 2025-11 | $425,000 | 1,948 | 56.2% |
| 5 MOUNTAIN VIEW DR | 2025-09 | $520,000 | 1,897 | 47.0% |
| 83 BRINK RD | 2025-10 | $449,000 | 1,712 | 53.0% |
| 5 BUTTERNUT RD | 2026-03 | $490,000 | 1,738 | 56.3% |
| 179 MUDTOWN RD | 2026-02 | $485,000 | 1,896 | 65.1% |
| 68 HOLLAND RD | 2025-06 | $530,000 | 1,750 | 46.7% |
| 47 COURTLAND DR | 2025-05 | $540,000 | 2,058 | 52.8% |
| 2 COURTLAND DR | 2026-02 | $465,000 | 1,780 | 49.6% |
| 29 NEWMAN RD | 2026-04 | $500,000 | 1,924 | 46.6% |
| 37 FILE RD | 2026-02 | $341,650 | 1,607 | 63.3% |
| 135 NEILSON RD | 2025-08 | $459,000 | 2,140 | 64.3% |
| 81 CEMETERY RD | 2025-11 | $400,000 | 1,947 | 77.7% |
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