The Fair Share Report
446 Union Ave
Rutherford, NJ 07071
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 $549,708 – $754,877, from 12 comparable Rutherford 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 Rutherford assessments sit below market value — republished every October, applied town-wide. A $672,966 home should be assessed near $446,782.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $71,782 below what the ratio math suggests (16.1%).
Step 4 · The tax rate — same for every Rutherford home
$1.890 Schools · 59% $0.321 County · 10% $0.987 Town · 31%
Step 5 · The bill
This home vs. every recent Rutherford sale · assessed ÷ market
44%82%
Paying about right
This home's ratio lands inside Rutherford'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 |
|---|---|---|---|---|
| 415 WASHINGTON AVENUE | 2025-11 | $662,500 | 1,442 | 52.2% |
| 106 HOBART AVE | 2025-10 | $685,000 | 1,480 | 57.9% |
| 63 WINGRA AVE | 2026-01 | $615,000 | 1,566 | 59.8% |
| 256 JACKSON AVENUE | 2025-12 | $750,000 | 1,656 | 51.0% |
| 55 INSLEY AVENUE | 2026-02 | $750,000 | 1,248 | 47.3% |
| 121 WOODLAND AVE | 2026-03 | $795,000 | 1,688 | 59.5% |
| 32 GROVE ST | 2025-11 | $525,000 | 1,256 | 63.9% |
| 210 W NEWELL AVE | 2025-08 | $742,700 | 1,568 | 57.6% |
| 360 CARMITA AVE | 2025-08 | $700,000 | 1,331 | 49.2% |
| 21 PREBLE PLACE | 2025-07 | $679,000 | 1,298 | 63.4% |
| 427 STUYVESANT AVE | 2025-01 | $580,000 | 1,750 | 79.8% |
| 11 MILTON COURT | 2025-10 | $595,000 | 1,708 | 74.8% |
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