The Fair Share Report
71 Patrick Ave
Emerson, NJ 07630
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 $910,997 – $1,161,093, from 12 comparable Emerson 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 Emerson assessments sit below market value — republished every October, applied town-wide. A $1,076,915 home should be assessed near $715,933.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $55,933 below what the ratio math suggests (7.8%).
Step 4 · The tax rate — same for every Emerson home
$2.044 Schools · 60% $0.329 County · 10% $1.046 Town · 31%
Step 5 · The bill
This home vs. every recent Emerson sale · assessed ÷ market
43%82%
Paying about right
This home's ratio lands inside Emerson'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 |
|---|---|---|---|---|
| 11 PATRICK AVE | 2026-01 | $1,100,000 | 2,828 | 64.2% |
| 12 ROBYN CT | 2025-12 | $999,999 | 3,171 | 79.6% |
| 23 JOHN ST | 2026-02 | $810,000 | 2,903 | 71.0% |
| 12 BELMONT AVENUE | 2026-03 | $845,000 | 2,188 | 61.7% |
| 67 SHERWOOD CT | 2025-06 | $1,220,000 | 2,831 | 45.9% |
| 27 SULLIVAN DR | 2026-06 | $1,162,500 | 3,192 | 66.3% |
| 140 VIVIAN AVE | 2025-11 | $940,000 | 2,470 | 49.0% |
| 61 CINDY LN | 2025-05 | $950,000 | 2,632 | 57.5% |
| 245 FOREST AVENUE | 2025-08 | $1,125,000 | 3,850 | 79.3% |
| 150 HIGHLAND AVE | 2025-11 | $880,000 | 2,532 | 55.4% |
| 32 SPRUCE AVENUE | 2025-08 | $999,000 | 2,383 | 57.5% |
| 56B JEFFERSON AVE. | 2026-03 | $1,199,900 | 2,970 | 53.4% |
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