The Fair Share Report
77 Alpine Rd
Wantage, NJ 07461
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 $289,173 – $427,995, from 12 comparable Wantage 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 Wantage assessments sit below market value — republished every October, applied town-wide. A $381,000 home should be assessed near $246,126.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $96,926 below what the ratio math suggests (39.4%).
Step 4 · The tax rate — same for every Wantage home
$2.064 Schools · 69% $0.589 County · 20% $0.349 Town · 12%
This home's own bill implies $2.834 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Wantage sale · assessed ÷ market
29%80%
Paying about right
This home's ratio lands inside Wantage'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 |
|---|---|---|---|---|
| 84 ALDER TERR | 2025-09 | $312,000 | 1,452 | 59.3% |
| 40 ELKHORN TR | 2025-04 | $325,000 | 1,008 | 37.5% |
| 3 GERALDINE DR | 2025-06 | $425,822 | 1,228 | 50.8% |
| 37 FAIRCHILD LN | 2025-10 | $360,000 | 1,509 | 53.2% |
| 31 BERGEN AVE | 2025-08 | $350,000 | 1,056 | 43.4% |
| 53 WALNUT ST | 2026-04 | $335,535 | 1,292 | 38.7% |
| 14 WOODLAND RD | 2025-02 | $330,000 | 1,030 | 46.7% |
| 7 LOIS LN | 2025-10 | $440,000 | 1,484 | 57.9% |
| 59 LAKEVIEW DR | 2025-11 | $220,000 | 1,105 | 52.2% |
| 14 COVE LN | 2025-11 | $365,000 | 1,310 | 44.3% |
| 29 HILLSIDE DR | 2026-03 | $340,000 | 984 | 40.9% |
| 59 DECKER RD | 2025-05 | $550,000 | 1,399 | 44.4% |
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