The Fair Share Report
575 Rt 49
Upper, NJ 08270
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.
This home's payments are about right
It sits inside Upper's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $371,782 – $530,308, 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 $486,044 home should be assessed near $275,344.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $69,044 below what the ratio math suggests (25.1%).
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
33%79%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 11 WILKIE BLVD | 2025-11 | $407,000 | 1,935 | 61.0% |
| 11 RED OAK DR | 2025-12 | $425,000 | 1,806 | 50.9% |
| 6 BLACK OAK DR | 2026-06 | $340,000 | 1,962 | 73.8% |
| 1 BLACK OAK DR | 2026-04 | $290,000 | 1,782 | 81.5% |
| 1451 JOSEPH AVE | 2025-05 | $600,000 | 1,866 | 38.3% |
| 815 SEASOUNDS AVE | 2025-05 | $525,000 | 2,024 | 47.1% |
| 14 ROBERTS AVE | 2025-02 | $350,000 | 1,776 | 53.6% |
| 45 EVERGREEN DR | 2025-09 | $445,000 | 1,926 | 49.1% |
| 44 WHITE OAK DR | 2025-11 | $493,980 | 1,782 | 49.5% |
| 705 RT US 9 SO | 2026-01 | $499,900 | 1,850 | 47.6% |
| 14 LYNDHURST RD | 2026-04 | $515,000 | 1,992 | 44.2% |
| 656 STAGECOACH RD | 2025-05 | $610,000 | 1,914 | 41.6% |
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