The Fair Share Report
59 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 $580,984 – $713,241, 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 $655,507 home should be assessed near $568,062.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $74,462 below what the ratio math suggests (13.1%).
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%105%
Paying about right
This home's ratio lands inside Union'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 |
|---|---|---|---|---|
| 39 OAKWOOD BLVD | 2025-10 | $765,000 | 1,936 | 83.2% |
| 90 OAKWOOD BLVD | 2025-03 | $837,900 | 2,344 | 85.3% |
| 509 ROUTE 579 | 2026-04 | $730,000 | 2,328 | 73.3% |
| 92 COUNTRY ACRES DR | 2025-12 | $485,000 | 2,244 | 117.0% |
| 311 STROTZ RD | 2025-01 | $717,000 | 2,396 | 73.5% |
| 698 DEERFIELD LANE | 2025-03 | $535,000 | 2,289 | 91.9% |
| 703 ROUTE 625 | 2025-11 | $600,000 | 2,364 | 81.1% |
| 727 ROUTE 625 | 2025-10 | $737,000 | 2,792 | 71.5% |
| 617 ROUTE 579 | 2025-12 | $700,000 | 2,027 | 63.3% |
| 2 KENNETH PL | 2025-04 | $825,000 | 2,828 | 79.8% |
| 16 HENDERSON RD | 2025-09 | $721,000 | 2,736 | 87.2% |
| 6 STEVENS LANE | 2025-02 | $915,000 | 2,971 | 87.5% |
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