The Fair Share Report
52 Pine St
Millburn, NJ 07041
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 $873,339 – $1,282,959, from 12 comparable Millburn sales in the past 18 months, at this home's 1,636 sq ft.
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 $1,078,412 home should be assessed near $755,104.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $105,004 below what the ratio math suggests (13.9%).
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%86%
Paying about right
This home's ratio lands inside Millburn'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 |
|---|---|---|---|---|
| 422 MILLBURN AVENUE | 2025-05 | $1,100,000 | 1,686 | 43.7% |
| 28 LOCUST AVENUE | 2025-10 | $1,265,000 | 1,670 | 51.9% |
| 241 MAIN STREET | 2025-02 | $735,000 | 1,700 | 72.6% |
| 12 MEADOWBROOK ROAD | 2026-02 | $1,322,020 | 1,580 | 58.7% |
| 15 CLAREMONT DRIVE | 2025-04 | $1,460,000 | 1,597 | 60.9% |
| 894 RIDGEWOOD ROAD | 2026-05 | $1,417,000 | 1,619 | 52.5% |
| 21 NORWOOD TERRACE | 2025-04 | $1,135,000 | 1,742 | 61.6% |
| 436 MILLBURN AVENUE | 2025-06 | $1,056,000 | 1,602 | 55.4% |
| 22 BAILEY ROAD | 2025-07 | $1,150,000 | 1,613 | 61.7% |
| 25 CYPRESS STREET | 2025-06 | $939,000 | 1,759 | 57.1% |
| 15 NORWOOD TERRACE | 2026-03 | $1,200,000 | 1,737 | 54.8% |
| 45 OCEAN STREET | 2025-10 | $990,000 | 1,644 | 31.6% |
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