The Fair Share Report
76 Rector St
Millburn, NJ 07041
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.
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Step 1 · Market value
Likely range $1,471,400 – $1,796,787, from 12 comparable Millburn 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 Millburn assessments sit below market value — republished every October, applied town-wide. A $1,669,778 home should be assessed near $1,169,179.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $567,579 below what the ratio math suggests (48.5%).
Step 4 · The tax rate — same for every Millburn home
$1.033 Schools · 51% $0.453 County · 22% $0.532 Town · 26%
Step 5 · The bill
This home vs. every recent Millburn sale · assessed ÷ market
28%86%
Keep quiet and enjoy it
This home's assessment ratio sits below the Millburn 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 |
|---|---|---|---|---|
| 330 WYOMING AVENUE | 2025-05 | $960,000 | 2,118 | 72.9% |
| 1 ELIOT PLACE | 2025-04 | $1,825,000 | 2,209 | 54.9% |
| 33 HARAN CIRCLE | 2026-03 | $1,887,000 | 2,364 | 48.5% |
| 71 STONY LANE | 2025-09 | $1,850,000 | 2,164 | 50.0% |
| 40 OVAL ROAD | 2025-10 | $1,350,000 | 2,218 | 65.0% |
| 32 MARION AVENUE | 2025-06 | $1,620,000 | 2,070 | 65.8% |
| 10 FIELDING ROAD | 2026-04 | $1,800,000 | 2,041 | 64.2% |
| 18 SILVER SPRING ROAD | 2025-07 | $1,700,000 | 2,250 | 55.7% |
| 4 MEADOWBROOK ROAD | 2025-10 | $1,750,000 | 2,209 | 55.9% |
| 50 GREAT OAK DRIVE | 2025-12 | $1,863,000 | 2,588 | 60.8% |
| 11 INWOOD ROAD | 2025-09 | $1,490,000 | 2,383 | 63.4% |
| 11 WYNDHAM ROAD | 2025-02 | $1,752,500 | 2,426 | 60.4% |
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