The Fair Share Report
46 Wheeler Rd
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 $1,128,077 – $1,349,265, from 12 comparable Wayne sales in the past 18 months, at this home's 3,670 sq ft.
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 $1,285,143 home should be assessed near $460,338.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $88,138 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 |
|---|---|---|---|---|
| 3 SHERRY CT | 2026-02 | $1,300,000 | 3,495 | 28.8% |
| 18 DANIELLE DR | 2025-10 | $1,300,000 | 3,536 | 27.9% |
| 54 WHEELER RD | 2025-01 | $1,251,000 | 3,934 | 31.1% |
| 12 WOODLAND CT | 2025-08 | $1,417,000 | 3,717 | 28.2% |
| 6 SHERRY CT | 2026-04 | $1,080,000 | 3,232 | 36.1% |
| 47 CHICOPEE DR | 2026-03 | $1,360,000 | 3,769 | 23.9% |
| 47 ROBIN HOOD WAY | 2025-08 | $1,160,000 | 3,576 | 29.4% |
| 4 FOREST HILL DR | 2025-12 | $1,132,000 | 3,974 | 34.0% |
| 36 YELLOWBRICK RD | 2026-04 | $1,030,000 | 3,646 | 30.6% |
| 14 ALMADERA DR | 2025-10 | $999,900 | 3,253 | 36.4% |
| 801 FOUR SEASONS DR | 2025-12 | $530,000 | — | 31.2% |
| 26 STRATTON DR | 2026-01 | $1,400,000 | 3,543 | 29.6% |
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