The Fair Share Report
56 Blane Ct
Union, NJ 08802
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 $307,816 – $354,302, from 12 comparable Union 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 Union assessments sit below market value — republished every October, applied town-wide. A $331,059 home should be assessed near $286,896.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $55,204 above what the ratio math suggests (19.2%).
Step 4 · The tax rate — same for every Union home
$1.570 Schools · 72% $0.386 County · 18% $0.239 Town · 11%
Step 5 · The bill
This home vs. every recent Union sale · assessed ÷ market
61%117%
A touch high — worth watching
This home's ratio sits above most of Union, but doesn't clear NJ's legal appeal line (99.66%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 94 NORTH SLOPE | 2026-04 | $350,000 | 1,275 | 68.2% |
| 57 OVERLOOK DRIVE | 2026-06 | $355,000 | 1,275 | 69.2% |
| 41 OVERLOOK DR | 2025-11 | $315,000 | 1,275 | 76.6% |
| 87 OVERLOOK DR | 2025-06 | $325,000 | 1,275 | 73.1% |
| 1 NORTH SLOPE | 2025-06 | $335,000 | 1,275 | 71.2% |
| 47 OVERLOOK DR | 2025-05 | $385,000 | 1,275 | 63.8% |
| 32 HILLSIDE CT | 2025-11 | $385,000 | 1,233 | 63.3% |
| 3 NORTH SLOPE | 2025-10 | $345,000 | 1,233 | 70.7% |
| 16 WESTWAY | 2025-08 | $330,000 | 1,233 | 73.9% |
| 74 OVERLOOK DR | 2025-04 | $315,000 | 1,233 | 76.5% |
| 47 SAM BONNELL DR | 2026-04 | $220,000 | 1,036 | 86.2% |
| 32 SAM BONNELL DR | 2026-02 | $230,000 | 1,036 | 82.4% |
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