The Fair Share Report
8 Maple Dr
Vernon, NJ 07461
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (100.00%) — roughly $2,339/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $258,428 – $302,692, from 12 comparable Vernon 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 Vernon assessments sit below market value — republished every October, applied town-wide. A $292,001 home should be assessed near $268,466.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $99,734 above what the ratio math suggests (37.1%).
Step 4 · The tax rate — same for every Vernon home
$1.368 Schools · 58% $0.438 County · 19% $0.539 Town · 23%
Step 5 · The bill
This home vs. every recent Vernon sale · assessed ÷ market
68%148%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1 SILVER STAR CT UNIT 2 | 2025-12 | $285,000 | 1,648 | 111.2% |
| 31 MEADOW LANE | 2026-06 | $390,000 | 1,736 | 83.0% |
| 20 AUGUSTA DR UNIT 1 | 2025-12 | $290,000 | 1,820 | 100.0% |
| 8 SUNRISE DR UNIT 7 | 2025-11 | $290,000 | 1,820 | 99.1% |
| 12 AUGUSTA DR UNIT 1 | 2025-09 | $290,000 | 1,820 | 97.4% |
| 6 AUGUSTA DR UNIT 5 | 2025-04 | $327,000 | 1,820 | 82.8% |
| 1 POINT O'WOODS TER U 1 | 2025-04 | $330,000 | 1,820 | 86.7% |
| 1 VILLAGE WAY, UNIT 3 | 2025-04 | $225,000 | 1,563 | 86.6% |
| 17 VILLAGE WAY, UNIT 7 | 2026-02 | $270,000 | 1,534 | 91.6% |
| 3 SNOWMASS CT UNIT 1 | 2025-04 | $325,000 | 1,794 | 90.1% |
| 2 EAGLE NEST DR UNIT 1 | 2026-01 | $250,000 | 1,496 | 86.4% |
| 7-13 MAPLE CRESCENT | 2025-10 | $375,000 | 1,520 | 101.9% |
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