The Fair Share Report
449 Rt 517
Vernon, NJ 07428
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 $321,673 – $417,992, from 12 comparable Vernon 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 Vernon assessments sit below market value — republished every October, applied town-wide. A $392,727 home should be assessed near $361,073.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $74,673 below what the ratio math suggests (20.7%).
Step 4 · The tax rate — same for every Vernon home
$1.368 Schools · 58% $0.438 County · 19% $0.539 Town · 23%
Step 5 · The bill
This home vs. every recent Vernon sale · assessed ÷ market
63%107%
Paying about right
This home's ratio lands inside Vernon'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 |
|---|---|---|---|---|
| 1 SHEBA DR | 2025-06 | $435,000 | 1,144 | 85.4% |
| 30 LOUNSBERRY HOLLOW RD | 2025-11 | $410,000 | 1,190 | 79.2% |
| 18 PEARY DR | 2026-05 | $340,000 | 1,172 | 93.3% |
| 15 VILLAGE WAY, UNIT 5 | 2026-02 | $272,900 | 1,151 | 74.6% |
| 15 LK WALLKILL RD | 2025-11 | $385,000 | 1,092 | 75.3% |
| 204 WAWAYANDA ROAD | 2026-02 | $225,000 | 1,016 | 105.8% |
| 3 SUSAN CT | 2025-04 | $402,000 | 1,312 | 90.8% |
| 16 ANDREA DR | 2026-02 | $410,000 | 1,248 | 79.6% |
| 10 CEDAR RIDGE RD N | 2025-05 | $460,000 | 1,500 | 68.2% |
| 15 CLOVER LN S | 2025-03 | $420,000 | 1,170 | 78.0% |
| 55 LOUNSBERRY HOLLOW RD | 2026-05 | $390,000 | 1,144 | 84.3% |
| 161 BREAKNECK RD | 2025-09 | $400,000 | 895 | 68.2% |
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