The Fair Share Report
61 Blane Ct
Union, NJ 08802
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 Union's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $685,232 – $813,545, 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 $747,693 home should be assessed near $647,951.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $105,851 below what the ratio math suggests (16.3%).
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%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 90 OAKWOOD BLVD | 2025-03 | $837,900 | 2,344 | 85.3% |
| 39 OAKWOOD BLVD | 2025-10 | $765,000 | 1,936 | 83.2% |
| 727 ROUTE 625 | 2025-10 | $737,000 | 2,792 | 71.5% |
| 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% |
| 311 STROTZ RD | 2025-01 | $717,000 | 2,396 | 73.5% |
| 6 LAKEVIEW LA | 2026-06 | $700,000 | 2,583 | 81.5% |
| 509 ROUTE 579 | 2026-04 | $730,000 | 2,328 | 73.3% |
| 6 WYCKOFF DRIVE | 2025-12 | $999,000 | 3,050 | 80.8% |
| 11 WYCKOFF DRIVE | 2026-06 | $840,000 | 3,098 | 85.3% |
| 6 SERPENTINE DR | 2025-10 | $745,000 | 2,510 | 66.0% |
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