The Fair Share Report
5 Schuler Ter
Upper, NJ 08230
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 $278,364 – $508,374, 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 $431,589 home should be assessed near $244,495.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $36,395 below what the ratio math suggests (14.9%).
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
35%80%
Paying about right
This home's ratio lands inside Upper'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 |
|---|---|---|---|---|
| 1450 STAGECOACH RD | 2025-05 | $489,000 | 1,854 | 50.0% |
| 1313 STAGECOACH RD | 2026-01 | $275,000 | 1,652 | 81.1% |
| 11 WHIPPOORWILL DR | 2026-06 | $328,000 | 1,940 | 81.0% |
| 43 WEXTON DR | 2025-07 | $399,000 | 1,758 | 61.2% |
| 10 LUKE CT | 2025-07 | $568,500 | 1,764 | 59.0% |
| 10 MEADOWLARK RD | 2026-05 | $469,000 | 1,856 | 49.4% |
| 78 TYLER RD | 2025-12 | $350,000 | 2,114 | 77.7% |
| 288 RT 49 | 2025-01 | $230,000 | 1,632 | 98.4% |
| 705 RT US 9 SO | 2026-01 | $499,900 | 1,850 | 47.6% |
| 8 SHEILA AVE | 2025-10 | $410,000 | 1,684 | 56.3% |
| 6 LEXINGTON CT | 2025-07 | $500,000 | 1,862 | 57.2% |
| 15 E SUNRISE RD | 2025-04 | $395,000 | 2,060 | 63.6% |
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