The Fair Share Report
84A Spring St
Millburn, NJ 07078
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 $1,101,378 – $1,627,226, 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 $1,421,699 home should be assessed near $995,474.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $348,074 below what the ratio math suggests (35.0%).
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
34%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 |
|---|---|---|---|---|
| 19A OCEAN STREET | 2026-05 | $1,285,000 | 1,962 | 63.0% |
| 50A WILLOW STREET | 2025-07 | $1,200,000 | 2,275 | 61.8% |
| 106A SPRING STREET | 2025-03 | $1,130,000 | 1,388 | 56.5% |
| 17A SPRING STREET | 2025-05 | $1,280,000 | 1,720 | 57.9% |
| 420 MILLBURN AVENUE | 2025-05 | $1,750,000 | 2,484 | 42.0% |
| 451 WYOMING AVENUE | 2025-01 | $1,121,000 | 1,956 | 58.3% |
| 8 WILLOW STREET | 2025-07 | $800,000 | 2,067 | 70.5% |
| 7 WILLOW STREET | 2025-06 | $850,000 | 2,122 | 64.7% |
| 8 WOODSTONE CIRCLE | 2026-03 | $1,929,000 | 3,098 | 66.6% |
| 82 STONY LANE | 2026-02 | $1,450,000 | 1,941 | 62.0% |
| 57 ELMWOOD PLACE | 2025-06 | $1,523,999 | 1,932 | 57.7% |
| 16 DUNCAN STREET | 2025-06 | $1,700,000 | 2,079 | 70.5% |
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