The Fair Share Report
46 Warbler 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.
This home's full record →Check another house →
Step 1 · Market value
Likely range $677,918 – $794,010, 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 $735,144 home should be assessed near $263,329.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $50,229 below what the ratio math suggests (19.1%).
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 |
|---|---|---|---|---|
| 211 WARBLER DR | 2026-04 | $742,000 | 2,075 | 28.7% |
| 19 MORNING WATCH RD | 2026-03 | $727,000 | 2,075 | 28.4% |
| 26 EIDER CT | 2026-02 | $715,000 | 2,075 | 31.8% |
| 24 FAIR RIDGE CT | 2025-11 | $670,000 | 2,158 | 36.3% |
| 59 MORNING WATCH RD | 2026-04 | $730,000 | 2,075 | 32.9% |
| 90 WARBLER DR | 2025-10 | $748,000 | 2,075 | 28.7% |
| 31 GANNET CT | 2026-04 | $775,000 | 2,075 | 27.8% |
| 87 BUTTERNUT DR | 2026-06 | $720,000 | 2,419 | 29.1% |
| 39 CAREY ARTHUR DR | 2026-05 | $745,000 | 2,419 | 26.6% |
| 138 LEVINBERG LANE | 2026-04 | $700,000 | 2,146 | 31.9% |
| 249 LEVINBERG LANE | 2025-12 | $710,000 | 2,146 | 31.4% |
| 200 LEVINBERG LANE | 2025-11 | $754,000 | 2,146 | 30.2% |
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