The Fair Share Report
6 Van Ln
Union, NJ 08809
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 $467,452 – $550,371, 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 $500,620 home should be assessed near $433,837.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $12,663 above what the ratio math suggests (2.9%).
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 |
|---|---|---|---|---|
| 617 ROUTE 579 | 2025-12 | $700,000 | 2,027 | 63.3% |
| 509 ROUTE 579 | 2026-04 | $730,000 | 2,328 | 73.3% |
| 311 STROTZ RD | 2025-01 | $717,000 | 2,396 | 73.5% |
| 217 VAN SYCKELS RD | 2026-04 | $525,000 | 1,928 | 75.5% |
| 648 MAIN ST PATTENBURG | 2025-04 | $300,000 | 1,224 | 116.5% |
| 94 NORTH SLOPE | 2026-04 | $350,000 | 1,275 | 68.2% |
| 25 BAPTIST CHURCH RD | 2026-05 | $599,000 | 2,108 | 73.1% |
| 57 OVERLOOK DRIVE | 2026-06 | $355,000 | 1,275 | 69.2% |
| 41 OVERLOOK DR | 2025-11 | $315,000 | 1,275 | 76.6% |
| 87 OVERLOOK DR | 2025-06 | $325,000 | 1,275 | 73.1% |
| 1 NORTH SLOPE | 2025-06 | $335,000 | 1,275 | 71.2% |
| 47 OVERLOOK DR | 2025-05 | $385,000 | 1,275 | 63.8% |
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