The Fair Share Report
476 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 $405,187 – $496,897, 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 $460,490 home should be assessed near $260,868.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $106,168 below what the ratio math suggests (40.7%).
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
26%79%
Keep quiet and enjoy it
This home's assessment ratio sits below the Upper pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1731 RT US 9 SO #95 | 2025-01 | $515,000 | 1,848 | 54.0% |
| 1731 RT US 9 SO #28 | 2026-03 | $550,000 | 2,002 | 52.2% |
| 1731 RT US 9 SO #25 | 2026-03 | $519,000 | 2,002 | 55.3% |
| 1731 RT US 9 SO #41 | 2025-07 | $480,000 | 2,002 | 62.4% |
| 1731 RT US 9 SO #28 | 2025-06 | $525,000 | 2,002 | 54.6% |
| 1731 RT US 9 SO #122 | 2025-03 | $475,000 | 2,002 | 60.4% |
| 3121 RT US 9 SO | 2026-06 | $480,000 | 2,120 | 55.8% |
| 140 PERRY RD | 2025-08 | $650,000 | 1,792 | 50.9% |
| 71 PERRY RD | 2025-10 | $485,000 | 1,536 | 61.1% |
| 781 RT 50 | 2025-12 | $220,000 | 2,240 | 100.5% |
| 10 LUKE CT | 2025-07 | $568,500 | 1,764 | 59.0% |
| 618 RT US 9 SO | 2025-04 | $430,000 | 1,540 | 57.8% |
Is this your house?
Run your own report →