The Fair Share Report
76 Downs Ave
Wharton, NJ 07885
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 $451,000 – $575,000, from 12 comparable Wharton sales in the past 18 months.
Step 2 · The Director's Ratio
The state's official measure of how far Wharton assessments sit below market value — republished every October, applied town-wide. A $525,000 home should be assessed near $485,415.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $395,115 below what the ratio math suggests (81.4%).
Step 4 · The tax rate — same for every Wharton home
$1.736 Schools · 67% $0.250 County · 10% $0.620 Town · 24%
This home's own bill implies $2.339 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Wharton sale · assessed ÷ market
10%105%
Keep quiet and enjoy it
This home's assessment ratio sits below the Wharton pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 104 E CENTRAL AVE | 2026-05 | $474,000 | 1,512 | 69.9% |
| 14 OAK LN | 2026-03 | $535,000 | 1,436 | 74.4% |
| 20 E CLARENCE ST | 2025-03 | $525,000 | 1,454 | 79.6% |
| 4 KITCHELL AVE | 2025-05 | $525,000 | 2,007 | 94.5% |
| 9 KITCHELL AVE | 2025-04 | $450,000 | 1,593 | 88.3% |
| 40 IRONDALE RD | 2025-01 | $451,000 | 1,471 | 85.8% |
| 36 KITCHELL AVE | 2026-04 | $500,000 | 1,292 | 83.1% |
| 33 MEADOW AVE | 2026-04 | $600,000 | 2,011 | 83.4% |
| 95-97 FORD AVE | 2026-01 | $600,000 | 2,730 | 97.7% |
| 52 W UNION TPKE | 2026-02 | $285,000 | 912 | 92.9% |
| 37 GARDEN AVE | 2026-01 | $460,000 | 1,083 | 68.3% |
| 34 W DEWEY AVE | 2025-03 | $515,000 | 1,854 | 85.2% |
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