The Fair Share Report
618 Vail Rd E
Roxbury, NJ 07850
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 $402,824 – $537,377, from 12 comparable Roxbury 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 Roxbury assessments sit below market value — republished every October, applied town-wide. A $453,423 home should be assessed near $292,231.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $48,631 below what the ratio math suggests (16.6%).
Step 4 · The tax rate — same for every Roxbury home
$1.792 Schools · 64% $0.336 County · 12% $0.693 Town · 25%
Step 5 · The bill
This home vs. every recent Roxbury sale · assessed ÷ market
40%80%
Paying about right
This home's ratio lands inside Roxbury'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 |
|---|---|---|---|---|
| 508 COLVER RD | 2025-10 | $535,000 | 1,488 | 56.7% |
| 30 MORGAN DR | 2025-08 | $500,000 | 1,490 | 66.5% |
| 52 CONDICT RD | 2025-08 | $500,000 | 1,646 | 55.2% |
| 21 LAURIE RD | 2026-03 | $465,000 | 1,331 | 52.7% |
| 17 UNNEBERG AVE | 2026-01 | $585,000 | 1,497 | 51.3% |
| 588 DELL RD | 2025-08 | $482,500 | 1,220 | 58.4% |
| 517 VAIL RD | 2026-03 | $475,000 | 1,800 | 54.5% |
| 547 LOGAN DR | 2025-08 | $500,000 | 1,450 | 45.8% |
| 53 MT ARLINGTON RD | 2025-09 | $520,000 | 1,416 | 61.6% |
| 198 DRAKE LN | 2026-03 | $450,000 | 1,446 | 49.9% |
| 99 DRAKE LN | 2025-11 | $450,000 | 1,446 | 52.0% |
| 15 DRAKE LN | 2025-08 | $400,000 | 1,446 | 55.4% |
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