The Fair Share Report
8 Rustic Rd
Vernon, NJ 07422
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 $282,423 – $411,420, 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 $368,616 home should be assessed near $338,906.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $50,406 below what the ratio math suggests (14.9%).
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
65%108%
Paying about right
This home's ratio lands inside Vernon'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 |
|---|---|---|---|---|
| 9 OLD RUDETOWN ROAD | 2025-12 | $395,000 | 1,068 | 68.3% |
| 9 VILLAGE WAY, UNIT 4 | 2025-02 | $225,000 | 1,046 | 82.4% |
| 16 WOODLAND DR | 2026-06 | $345,000 | 1,008 | 96.6% |
| 55 LOUNSBERRY HOLLOW RD | 2026-05 | $390,000 | 1,144 | 84.3% |
| 26 CEDAR RIDGE DR | 2026-04 | $405,000 | 1,080 | 86.0% |
| 18 PEARY DR | 2026-05 | $340,000 | 1,172 | 93.3% |
| 15 VILLAGE WAY, UNIT 5 | 2026-02 | $272,900 | 1,151 | 74.6% |
| 23 PANORAMA DR | 2025-12 | $400,000 | 1,272 | 81.0% |
| 71 PANORAMA DR | 2026-04 | $385,000 | 960 | 88.3% |
| 3 HIGHPOINT TER | 2025-02 | $416,000 | 1,073 | 76.5% |
| 5 WIMBLEDON DR UNIT 2 | 2026-05 | $320,000 | 1,158 | 104.2% |
| 15 LK WALLKILL RD | 2025-11 | $385,000 | 1,092 | 75.3% |
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