The Fair Share Report
6 Maple Rd
Vernon, NJ 07461
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.
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Step 1 · Market value
Likely range $263,248 – $427,423, from 12 comparable Vernon 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 Vernon assessments sit below market value — republished every October, applied town-wide. A $342,594 home should be assessed near $314,981.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $79,581 below what the ratio math suggests (25.3%).
Step 4 · The tax rate — same for every Vernon home
$1.368 Schools · 58% $0.438 County · 19% $0.539 Town · 23%
Step 5 · The bill
This home vs. every recent Vernon sale · assessed ÷ market
50%107%
Paying about right
This home's ratio lands inside Vernon'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 |
|---|---|---|---|---|
| 2100 LAKESIDE DR W | 2026-01 | $562,500 | 1,067 | 87.6% |
| 15 LAKE ST | 2025-03 | $399,000 | 1,014 | 80.0% |
| 11 KEWAUNEE RD | 2025-02 | $278,000 | 878 | 105.7% |
| 53 LONACONING RD | 2025-10 | $313,000 | 1,040 | 85.6% |
| 111 HILLSIDE ROAD | 2025-12 | $376,000 | 1,058 | 82.2% |
| 2102 LAKESIDE DR W | 2025-12 | $437,500 | 768 | 96.9% |
| 222 ALTURAS RD | 2025-09 | $352,500 | 1,240 | 84.5% |
| 109 GRANDVIEW RD | 2026-06 | $333,000 | 934 | 90.1% |
| 62 BIRCH DR | 2025-08 | $285,000 | 991 | 102.9% |
| 12 MAPLE RD | 2026-06 | $173,500 | 722 | 63.9% |
| 1 CANAL ST | 2025-11 | $335,000 | 1,027 | 85.5% |
| 2014 LAKESIDE DR W | 2026-01 | $525,000 | 780 | 84.0% |
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