The Fair Share Report
71 Castles Dr
Wayne, NJ 07470
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 $583,085 – $901,324, from 12 comparable Wayne 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 Wayne assessments sit below market value — republished every October, applied town-wide. A $707,865 home should be assessed near $253,557.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $20,057 below what the ratio math suggests (7.9%).
Step 4 · The tax rate — same for every Wayne home
$3.337 Schools · 56% $1.251 County · 21% $1.409 Town · 23%
Step 5 · The bill
This home vs. every recent Wayne sale · assessed ÷ market
19%47%
Paying about right
This home's ratio lands inside Wayne'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 |
|---|---|---|---|---|
| 22 CHICOPEE DR | 2025-07 | $785,000 | 1,916 | 33.8% |
| 31 MYRTLE AVE | 2025-06 | $680,000 | 2,002 | 31.5% |
| 444 BLACK OAK RIDGE RD | 2025-09 | $777,000 | 2,003 | 29.3% |
| 444 BLACK OAK RIDGE RD | 2025-03 | $497,500 | 2,003 | 45.8% |
| 21 BOURBON ST | 2025-05 | $729,000 | 2,324 | 37.4% |
| 21 HAMPTON TERR | 2025-07 | $855,700 | 1,968 | 30.5% |
| 8028 BRITTANY DR | 2025-04 | $527,500 | 1,804 | 36.6% |
| 8307 BRITTANY DR | 2025-02 | $555,000 | 1,804 | 32.2% |
| 18 CHANDLER DR | 2025-05 | $687,000 | 1,856 | 38.1% |
| 104 LIONSHEAD DR W | 2026-06 | $865,000 | 1,872 | 23.0% |
| 8616 BRITTANY DR | 2026-04 | $600,000 | 1,804 | 31.3% |
| 40 MONTEREY DR | 2025-05 | $870,000 | 1,932 | 24.1% |
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