The Fair Share Report
453 Rt 49
Upper, NJ 08270
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 $396,804 – $590,747, from 12 comparable Upper 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 Upper assessments sit below market value — republished every October, applied town-wide. A $541,993 home should be assessed near $307,039.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $175,561 above what the ratio math suggests (57.2%).
Step 4 · The tax rate — same for every Upper home
$1.649 Schools · 72% $0.331 County · 14% $0.323 Town · 14%
Step 5 · The bill
This home vs. every recent Upper sale · assessed ÷ market
36%127%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (65.15%) — roughly $4,043/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 781 RT 50 | 2025-12 | $220,000 | 2,240 | 100.5% |
| 3121 RT US 9 SO | 2026-06 | $480,000 | 2,120 | 55.8% |
| 17 E SUNRISE RD | 2025-12 | $415,000 | 2,368 | 75.8% |
| 47 N SUNSET DR | 2025-08 | $547,000 | 2,888 | 59.1% |
| 10 RED OAK DR | 2026-01 | $600,000 | 2,435 | 51.7% |
| 10 RED OAK DR | 2025-10 | $432,000 | 2,435 | 71.8% |
| 17 DEERFIELD TRL | 2026-01 | $640,000 | 2,801 | 57.2% |
| 17 DEERFIELD TRL | 2025-03 | $640,000 | 2,801 | 57.2% |
| 57 SOMERS AVE | 2025-09 | $510,000 | 2,474 | 61.5% |
| 9 DEERFIELD TRL | 2026-04 | $760,000 | 2,571 | 51.6% |
| 320 DENNS/PTSBG RD | 2026-06 | $485,000 | 2,153 | 63.3% |
| 1981 TUCKAHOE RD | 2026-05 | $633,750 | 2,626 | 58.7% |
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