The Fair Share Report
48 Mandeville 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 $701,258 – $828,713, 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 $738,026 home should be assessed near $264,361.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $26,461 below what the ratio math suggests (10.0%).
Step 4 · The tax rate — same for every Wayne home
$3.337 Schools · 56% $1.251 County · 21% $1.409 Town · 23%
This home's own bill implies $5.893 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
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 |
|---|---|---|---|---|
| 4 CHARLOTTE TERR | 2025-03 | $770,000 | 2,008 | 29.3% |
| 21 HAMPTON TERR | 2025-07 | $855,700 | 1,968 | 30.5% |
| 40 MONTEREY DR | 2025-05 | $870,000 | 1,932 | 24.1% |
| 8 WEDGEWOOD DR | 2026-06 | $780,000 | 2,044 | 28.8% |
| 84 BALDWIN TERR | 2025-09 | $700,000 | 1,958 | 33.3% |
| 44 GROVER DR | 2025-08 | $860,000 | 2,106 | 27.4% |
| 444 BLACK OAK RIDGE RD | 2025-09 | $777,000 | 2,003 | 29.3% |
| 444 BLACK OAK RIDGE RD | 2025-03 | $497,500 | 2,003 | 45.8% |
| 122 WEBSTER DR | 2026-02 | $703,000 | 1,898 | 36.1% |
| 7 HANOVER PLACE | 2025-09 | $725,000 | 1,948 | 27.6% |
| 14 CHARLOTTE TERR | 2025-09 | $650,000 | 1,962 | 33.2% |
| 16 ATWOOD PLACE | 2025-09 | $729,000 | 1,992 | 31.2% |
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