The Fair Share Report
46 Timberline Dr
Wayne, NJ 07470
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.
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Step 1 · Market value
Likely range $914,179 – $1,220,866, from 12 comparable Wayne 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 Wayne assessments sit below market value — republished every October, applied town-wide. A $1,032,778 home should be assessed near $369,941.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $13,359 above what the ratio math suggests (3.6%).
Step 4 · The tax rate — same for every Wayne home
$3.337 Schools · 56% $1.251 County · 21% $1.409 Town · 23%
Step 5 · The bill
This home vs. every recent Wayne sale · assessed ÷ market
19%47%
Paying about right
This home's ratio lands inside Wayne'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 |
|---|---|---|---|---|
| 7 BRENTWOOD CT | 2025-03 | $1,060,000 | 2,994 | 31.7% |
| 198 WEBSTER DR. | 2025-05 | $1,030,000 | 2,966 | 31.2% |
| 11 HUBBARDTON RD | 2025-08 | $1,200,000 | 2,997 | 29.4% |
| 11 ROBIN HOOD WAY | 2026-01 | $1,250,000 | 2,989 | 26.6% |
| 10 TIMBERLINE DR | 2025-07 | $950,000 | 3,009 | 39.0% |
| 9 GATES PLACE | 2025-11 | $1,100,000 | 2,756 | 30.9% |
| 6 SHERRY CT | 2026-04 | $1,080,000 | 3,232 | 36.1% |
| 8 TORBET DR | 2025-12 | $1,120,000 | 2,819 | 26.5% |
| 6 FOX HILL DRIVE | 2025-12 | $1,092,000 | 2,820 | 30.6% |
| 214 WEBSTER DR | 2025-01 | $870,000 | 2,689 | 40.5% |
| 8 WHEELER RD | 2025-10 | $1,025,000 | 3,256 | 40.1% |
| 1360 HAMBURG TPKE | 2025-07 | $520,000 | 2,755 | 31.3% |
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