The Fair Share Report
516 Rt 9 Unit E 14
Upper, NJ 08057
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 $429,737 – $760,706, 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 $443,658 home should be assessed near $251,332.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $207,032 below what the ratio math suggests (82.4%).
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
0%79%
Keep quiet and enjoy it
This home's assessment ratio sits below the Upper pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 18 E WINTHROP AVE | 2026-04 | $1,850,000 | 1,674 | 37.4% |
| 8 REDWISH AVE | 2025-06 | $675,000 | 1,546 | 41.8% |
| 344 ESSEX AVE | 2026-04 | $410,000 | 1,464 | 51.8% |
| 30 E WILLARD AVE | 2026-01 | $2,500,000 | 1,507 | 32.0% |
| 1731 RT US 9 SO #95 | 2025-01 | $515,000 | 1,848 | 54.0% |
| 5 E SUMNER AVE | 2026-04 | $1,660,000 | 1,608 | 40.2% |
| 546 STAGECOACH RD | 2025-04 | $381,000 | 1,368 | 53.8% |
| 16 HOLLYBERRY LA | 2025-10 | $610,000 | 1,808 | 50.2% |
| 202 PACIFIC AVE | 2025-06 | $379,900 | 1,398 | 56.4% |
| 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% |
| 1731 RT US 9 SO #41 | 2025-07 | $480,000 | 2,002 | 62.4% |
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