The Fair Share Report
84 Pine 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.
This home's full record →Check another house →
Step 1 · Market value
Likely range $1,619,614 – $2,116,368, 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 $1,858,209 home should be assessed near $1,301,118.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $333,418 below what the ratio math suggests (25.6%).
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
40%86%
Paying about right
This home's ratio lands inside Millburn'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 |
|---|---|---|---|---|
| 35 CHURCH STREET | 2026-02 | $1,540,000 | 2,627 | 51.0% |
| 817 RIDGEWOOD ROAD | 2025-03 | $1,425,000 | 2,597 | 63.2% |
| 40 WINDING WAY | 2025-06 | $1,875,000 | 2,680 | 59.2% |
| 72 MYRTLE AVENUE | 2025-12 | $2,430,000 | 2,764 | 58.0% |
| 20 PARKVIEW DRIVE | 2026-06 | $1,999,000 | 2,640 | 46.0% |
| 420 MILLBURN AVENUE | 2025-05 | $1,750,000 | 2,484 | 42.0% |
| 877 RIDGEWOOD ROAD | 2025-06 | $1,700,000 | 2,633 | 54.7% |
| 90 WHITNEY ROAD | 2026-03 | $2,100,000 | 2,692 | 54.4% |
| 29 SOUTH MOUNTAIN ROAD | 2026-04 | $1,836,000 | 2,556 | 44.1% |
| 27 WHITNEY ROAD | 2025-03 | $2,275,000 | 2,829 | 55.5% |
| 28 PINE TERRACE WEST | 2025-07 | $1,830,000 | 2,616 | 57.0% |
| 425 WYOMING AVENUE | 2026-04 | $1,450,000 | 2,473 | 57.4% |
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