The Fair Share Report
5 Turtle Rd
Morris, NJ 07960
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 $666,049 – $993,201, from 12 comparable Morris 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 Morris assessments sit below market value — republished every October, applied town-wide. A $949,583 home should be assessed near $693,006.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $16,594 above what the ratio math suggests (2.4%).
Step 4 · The tax rate — same for every Morris home
$1.147 Schools · 58% $0.303 County · 15% $0.517 Town · 26%
Step 5 · The bill
This home vs. every recent Morris sale · assessed ÷ market
50%112%
Paying about right
This home's ratio lands inside Morris'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 |
|---|---|---|---|---|
| 34 WOOD RD | 2026-04 | $675,000 | 2,162 | 76.4% |
| 15 FREDERICK PL | 2026-04 | $999,000 | 2,317 | 55.5% |
| 46 JUNARD DR | 2026-06 | $893,000 | 2,731 | 68.0% |
| 63 SPRING BROOK RD | 2025-06 | $999,999 | 2,311 | 65.3% |
| 55 RAYNOR RD | 2025-05 | $705,000 | 2,218 | 70.7% |
| 8 CROMWELL DR | 2026-04 | $999,999 | 2,522 | 60.9% |
| 3 ROLLING HILL DR | 2025-08 | $945,000 | 2,224 | 69.2% |
| 47 FIELDSTONE DR | 2025-09 | $732,000 | 2,385 | 71.2% |
| 7 CATALPA RD | 2025-02 | $925,000 | 2,144 | 69.2% |
| 2 SKYLINE DR | 2025-10 | $855,000 | 2,570 | 57.6% |
| 91 LAKE VALLEY RD | 2025-04 | $495,000 | 1,912 | 89.3% |
| 27 SKYLINE DR | 2025-09 | $997,500 | 2,184 | 51.4% |
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