The Fair Share Report
537 Rt 49
Upper, NJ 08096
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 $381,013 – $460,960, 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 $427,185 home should be assessed near $242,000.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $105,400 below what the ratio math suggests (43.6%).
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
24%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 |
|---|---|---|---|---|
| 1731 RT US 9 SO #95 | 2025-01 | $515,000 | 1,848 | 54.0% |
| 301 MILL RD | 2025-03 | $389,900 | 1,581 | 66.7% |
| 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% |
| 1731 RT US 9 SO #28 | 2025-06 | $525,000 | 2,002 | 54.6% |
| 1731 RT US 9 SO #122 | 2025-03 | $475,000 | 2,002 | 60.4% |
| 71 PERRY RD | 2025-10 | $485,000 | 1,536 | 61.1% |
| 1613 RT 50 | 2025-04 | $350,000 | 1,556 | 67.4% |
| 140 PERRY RD | 2025-08 | $650,000 | 1,792 | 50.9% |
| 1081 RT 50 | 2025-12 | $482,500 | 1,768 | 48.1% |
| 1609 RT 50 | 2025-04 | $150,000 | 1,456 | 76.1% |
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