The Fair Share Report
44 Smith Rd
Wantage, NJ 07461
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 Wantage's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $294,685 – $431,484, 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 $369,816 home should be assessed near $238,901.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $36,201 below what the ratio math suggests (15.2%).
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%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 7 LOIS LN | 2025-10 | $440,000 | 1,484 | 57.9% |
| 59 SOUTH SHORE DR | 2026-01 | $385,000 | 1,626 | 56.4% |
| 14 COVE LN | 2025-11 | $365,000 | 1,310 | 44.3% |
| 53 WALNUT ST | 2026-04 | $335,535 | 1,292 | 38.7% |
| 122 RT 284 | 2025-03 | $390,000 | 1,300 | 58.3% |
| 313 RT 519 | 2025-08 | $195,000 | 1,290 | 100.3% |
| 3 GERALDINE DR | 2025-06 | $425,822 | 1,228 | 50.8% |
| 84 ALDER TERR | 2025-09 | $312,000 | 1,452 | 59.3% |
| 59 LAKEVIEW DR | 2025-11 | $220,000 | 1,105 | 52.2% |
| 100 GEMMER RD | 2025-04 | $280,000 | 1,400 | 66.8% |
| 48 NEEPAULIN DR | 2025-07 | $420,000 | 1,912 | 61.5% |
| 7 NEWMAN RD | 2026-03 | $375,000 | 1,900 | 61.6% |
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