The Fair Share Report
5 W Sumner Ave
Upper, NJ 07921
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 $463,975 – $3,070,436, 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 $1,914,600 home should be assessed near $1,084,621.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $453,121 below what the ratio math suggests (41.8%).
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
15%142%
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 |
|---|---|---|---|---|
| 2612 S COMMONWEALTH AVE | 2025-01 | $2,820,000 | 2,769 | 26.3% |
| 825 STAGECOACH RD | 2026-06 | $881,330 | 2,879 | 58.8% |
| 612 S BAYVIEW DR | 2025-12 | $5,400,000 | 2,844 | 35.3% |
| 26 E WEBSTER AVE | 2025-02 | $2,237,500 | 2,313 | 36.8% |
| 1 W SHERMAN AVE | 2025-07 | $1,900,000 | 2,975 | 53.3% |
| 9 N COMMONWEALTH AVE | 2025-01 | $1,750,000 | 2,291 | 63.3% |
| 33 E SUMNER AVE | 2025-03 | $3,100,000 | 2,372 | 33.2% |
| 903 S COMMONWEALTH | 2026-03 | $2,475,000 | 2,260 | 53.4% |
| 18 E VINCENT AVE | 2025-08 | $1,999,999 | 2,904 | 37.3% |
| 116 NORTH SHORE RD | 2025-09 | $690,000 | 2,510 | 52.0% |
| 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% |
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