The Fair Share Report
57 Pine St
Millburn, NJ 07960
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
Good news — this home pays less than its share
Its assessment sits low relative to what homes like it actually sell for. An appeal would only invite a fresh look at a number working in the owner's favor.
Step 1 · Market value
Likely range $1,308,876 – $1,612,553, from 12 comparable Millburn 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 Millburn assessments sit below market value — republished every October, applied town-wide. A $1,521,349 home should be assessed near $1,065,249.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $376,649 below what the ratio math suggests (35.4%).
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
37%86%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 110 WELLINGTON AVENUE | 2025-06 | $1,600,000 | 2,075 | 56.9% |
| 114 SHORT HILLS AVENUE | 2025-12 | $1,330,000 | 1,920 | 65.6% |
| 62 WHITTINGHAM TERRACE | 2025-04 | $1,500,000 | 1,993 | 56.8% |
| 59 CHURCH STREET | 2025-09 | $1,100,000 | 2,174 | 54.8% |
| 94 MOUNTAINVIEW ROAD | 2026-05 | $1,550,000 | 1,879 | 52.0% |
| 32 MARION AVENUE | 2025-06 | $1,620,000 | 2,070 | 65.8% |
| 10 RAWLEY PLACE | 2025-07 | $1,558,000 | 1,925 | 51.7% |
| 114 HOBART AVENUE | 2025-01 | $1,430,000 | 1,935 | 64.6% |
| 17 ANDOVER DRIVE | 2025-12 | $1,310,000 | 1,921 | 72.3% |
| 9 MIDHURST ROAD | 2025-09 | $1,999,999 | 2,052 | 66.3% |
| 105 MOUNTAINVIEW ROAD | 2025-10 | $1,300,000 | 2,108 | 59.2% |
| 71 STONY LANE | 2025-09 | $1,850,000 | 2,164 | 50.0% |
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