The Fair Share Report
56 Downs Ave
Wharton, NJ 07885
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 $514,449 – $686,056, from 12 comparable Wharton 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 Wharton assessments sit below market value — republished every October, applied town-wide. A $549,876 home should be assessed near $508,415.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $31,015 below what the ratio math suggests (6.1%).
Step 4 · The tax rate — same for every Wharton home
$1.736 Schools · 67% $0.250 County · 10% $0.620 Town · 24%
This home's own bill implies $2.508 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Wharton sale · assessed ÷ market
63%105%
Paying about right
This home's ratio lands inside Wharton'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 |
|---|---|---|---|---|
| 33 MEADOW AVE | 2026-04 | $600,000 | 2,011 | 83.4% |
| 34 W DEWEY AVE | 2025-03 | $515,000 | 1,854 | 85.2% |
| 15 ORCHARD ST | 2025-01 | $520,000 | 1,804 | 84.6% |
| 104 E CENTRAL AVE | 2026-05 | $474,000 | 1,512 | 69.9% |
| 11 CORNELL ST | 2025-06 | $650,000 | 1,800 | 82.1% |
| 112 FERN AVE | 2026-01 | $400,000 | 1,392 | 93.3% |
| 152 PRINCETON AVE | 2025-03 | $575,000 | 1,600 | 62.3% |
| 4 KITCHELL AVE | 2025-05 | $525,000 | 2,007 | 94.5% |
| 40 IRONDALE RD | 2025-01 | $451,000 | 1,471 | 85.8% |
| 4 TERRY LN | 2026-04 | $626,000 | 1,606 | 81.0% |
| 382 SO MAIN ST | 2025-06 | $471,000 | 1,711 | 73.8% |
| 9 KITCHELL AVE | 2025-04 | $450,000 | 1,593 | 88.3% |
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