The Fair Share Report
550 Park Ave
Upper, NJ 08223
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 $391,601 – $545,350, 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 $505,434 home should be assessed near $286,328.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $40,928 below what the ratio math suggests (14.3%).
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
36%79%
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 |
|---|---|---|---|---|
| 125 NORTH SHORE RD | 2025-08 | $350,000 | 1,959 | 70.7% |
| 125 NORTH SHORE RD | 2025-06 | $275,000 | 1,959 | 90.0% |
| 11 REDWISH AVE | 2026-04 | $445,317 | 2,097 | 55.6% |
| 45 EVERGREEN DR | 2025-09 | $445,000 | 1,926 | 49.1% |
| 16 HOLLYBERRY LA | 2025-10 | $610,000 | 1,808 | 50.2% |
| 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% |
| 14 LYNDHURST RD | 2026-04 | $515,000 | 1,992 | 44.2% |
| 1451 JOSEPH AVE | 2025-05 | $600,000 | 1,866 | 38.3% |
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