The Fair Share Report
88 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 $995,542 – $1,449,850, from 12 comparable Millburn sales in the past 18 months, at this home's 1,838 sq ft.
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 $1,310,415 home should be assessed near $917,553.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $141,053 below what the ratio math suggests (15.4%).
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
45%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 |
|---|---|---|---|---|
| 911 RIDGEWOOD ROAD | 2025-04 | $995,000 | 1,837 | 69.5% |
| 418 MILLBURN AVENUE | 2025-01 | $815,000 | 1,773 | 64.2% |
| 94 MOUNTAINVIEW ROAD | 2026-05 | $1,550,000 | 1,879 | 52.0% |
| 64 SOUTHERN SLOPE DRIVE | 2025-07 | $1,385,000 | 1,786 | 53.9% |
| 62 WHITTINGHAM TERRACE | 2025-04 | $1,500,000 | 1,993 | 56.8% |
| 60 SOUTHERN SLOPE DRIVE | 2025-08 | $1,410,000 | 1,798 | 57.4% |
| 15 NORWOOD TERRACE | 2026-03 | $1,200,000 | 1,737 | 54.8% |
| 10 RAWLEY PLACE | 2025-07 | $1,558,000 | 1,925 | 51.7% |
| 45 OCEAN STREET | 2025-10 | $990,000 | 1,644 | 31.6% |
| 45 OCEAN STREET | 2025-05 | $820,000 | 1,644 | 38.2% |
| 9 MIDHURST ROAD | 2025-09 | $1,999,999 | 2,052 | 66.3% |
| 114 MYRTLE AVENUE | 2025-08 | $898,000 | 1,890 | 68.3% |
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