The Fair Share Report
45 Deer Path
Millburn, NJ 07078
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 $2,144,903 – $3,109,098, 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 $2,645,011 home should be assessed near $1,852,037.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $171,937 below what the ratio math suggests (9.3%).
Step 4 · The tax rate — same for every Millburn home
$1.033 Schools · 51% $0.453 County · 22% $0.532 Town · 26%
This home's own bill implies $1.750 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Millburn sale · assessed ÷ market
45%86%
Paying about right
This home's ratio lands inside Millburn'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 |
|---|---|---|---|---|
| 12 CAYUGA WAY | 2026-05 | $2,800,008 | 3,647 | 52.4% |
| 26 MERRYWOOD LANE | 2025-07 | $3,150,000 | 3,699 | 55.9% |
| 36 CAYUGA WAY | 2025-10 | $2,413,000 | 3,660 | 62.5% |
| 131 LAWRENCE DRIVE | 2026-06 | $2,228,000 | 3,696 | 65.4% |
| 85 ATHENS ROAD | 2026-06 | $2,625,000 | 3,673 | 48.4% |
| 58 MERRYWOOD LANE | 2026-06 | $2,995,000 | 3,579 | 62.0% |
| 66 CANOE BROOK ROAD | 2026-04 | $1,999,999 | 3,637 | 55.5% |
| 23 BRIARWOOD DRIVE | 2025-07 | $2,820,000 | 3,881 | 58.6% |
| 8 PARK PLACE | 2026-05 | $3,260,000 | 3,983 | 52.9% |
| 25 FAR BROOK DRIVE | 2026-04 | $2,880,000 | 3,392 | 56.8% |
| 10 OSWEGO LANE | 2025-09 | $2,145,000 | 3,989 | 34.8% |
| 10 GAP VIEW ROAD | 2025-03 | $2,300,000 | 3,393 | 65.2% |
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