The Fair Share Report
86 Poplar Rd
Wayne, NJ 07470
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 $648,385 – $1,001,631, from 12 comparable Wayne 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 Wayne assessments sit below market value — republished every October, applied town-wide. A $657,493 home should be assessed near $235,514.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $117,386 above what the ratio math suggests (49.8%).
Step 4 · The tax rate — same for every Wayne home
$3.337 Schools · 56% $1.251 County · 21% $1.409 Town · 23%
This home's own bill implies $5.927 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Wayne sale · assessed ÷ market
19%60%
A touch high — worth watching
This home's ratio sits above most of Wayne, but doesn't clear NJ's legal appeal line (41.19%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 49 PONDS CIRCLE | 2025-04 | $660,000 | 2,633 | 31.9% |
| 1360 HAMBURG TPKE | 2025-05 | $440,000 | 2,600 | 35.6% |
| 53 PONDS CIRCLE | 2026-02 | $625,000 | 2,521 | 38.1% |
| 1360 HAMBURG TPKE | 2026-03 | $685,000 | 2,748 | 25.2% |
| 1360 HAMBURG TPKE | 2025-07 | $520,000 | 2,755 | 31.3% |
| 24 PONDS CIRCLE | 2026-05 | $600,000 | 2,420 | 35.0% |
| 16 PONDS CIRCLE | 2025-02 | $645,000 | 2,420 | 30.3% |
| 29 PONDS CIRCLE | 2026-03 | $561,500 | 2,336 | 40.1% |
| 15 COLONA RD | 2025-08 | $1,525,000 | 3,164 | 24.1% |
| 83 MAPLE AVE | 2025-06 | $1,090,850 | 2,645 | 27.8% |
| 99 NELLIS DR | 2025-02 | $900,000 | 2,578 | 32.7% |
| 68 URBAN CLUB RD | 2025-07 | $980,000 | 2,335 | 33.7% |
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