The Fair Share Report
50 Sinclair Ter
Millburn, NJ 07078
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 $2,210,992 – $2,707,611, from 12 comparable Millburn 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 Millburn assessments sit below market value — republished every October, applied town-wide. A $2,546,036 home should be assessed near $1,782,734.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $94,966 above what the ratio math suggests (5.3%).
Step 4 · The tax rate — same for every Millburn home
$1.033 Schools · 51% $0.453 County · 22% $0.532 Town · 26%
Step 5 · The bill
This home vs. every recent Millburn sale · assessed ÷ market
45%90%
A touch high — worth watching
This home's ratio sits above most of Millburn, but doesn't clear NJ's legal appeal line (80.52%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 45 GREAT HILLS ROAD | 2025-07 | $1,999,000 | 3,074 | 39.4% |
| 209 PARSONAGE HILL ROAD | 2025-05 | $2,260,000 | 3,384 | 68.4% |
| 27 INVERNESS COURT | 2025-08 | $2,550,000 | 3,294 | 61.8% |
| 197 PARSONAGE HILL ROAD | 2026-06 | $2,736,500 | 3,318 | 47.7% |
| 47 BARNSDALE ROAD | 2025-07 | $2,750,000 | 3,486 | 69.7% |
| 9 EAST LANE | 2025-06 | $2,710,000 | 3,612 | 77.2% |
| 9 EAST BEECHCROFT ROAD | 2025-03 | $2,300,000 | 3,374 | 65.9% |
| 2 WEST BEECHCROFT ROAD | 2025-03 | $2,094,000 | 3,168 | 77.7% |
| 22 JOANNA WAY | 2025-01 | $2,725,000 | 3,927 | 72.0% |
| 8 PINEWOOD COURT | 2025-11 | $2,499,990 | 3,383 | 57.3% |
| 200 OLD SHORT HILLS ROAD | 2025-06 | $1,810,000 | 3,040 | 55.1% |
| 293 LUPINE WAY | 2025-07 | $2,600,000 | 3,469 | 57.5% |
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