The Fair Share Report
9 Walnut Rd
Wantage, NJ 07461
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 $399,546 – $559,404, from 12 comparable Wantage 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 Wantage assessments sit below market value — republished every October, applied town-wide. A $483,209 home should be assessed near $312,153.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $73,853 below what the ratio math suggests (23.7%).
Step 4 · The tax rate — same for every Wantage home
$2.064 Schools · 69% $0.589 County · 20% $0.349 Town · 12%
Step 5 · The bill
This home vs. every recent Wantage sale · assessed ÷ market
37%80%
Paying about right
This home's ratio lands inside Wantage'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 |
|---|---|---|---|---|
| 179 MUDTOWN RD | 2026-02 | $485,000 | 1,896 | 65.1% |
| 161 NEILSON RD | 2025-07 | $485,000 | 1,904 | 62.1% |
| 80 SCHAWUNGUNK TR | 2026-06 | $350,000 | 1,876 | 59.0% |
| 6 GERALDINE DR | 2025-09 | $465,000 | 1,982 | 69.1% |
| 20 AUGUST LN | 2025-06 | $570,000 | 1,946 | 44.0% |
| 2 ESTATE DR | 2025-12 | $580,000 | 2,062 | 48.1% |
| 68 HOLLAND RD | 2025-06 | $530,000 | 1,750 | 46.7% |
| 5 MOUNTAIN VIEW DR | 2025-09 | $520,000 | 1,897 | 47.0% |
| 127 LAYTON RD | 2025-10 | $635,000 | 2,133 | 47.9% |
| 85 CLARK RD | 2026-02 | $550,000 | 2,035 | 60.4% |
| 166 MUDTOWN RD | 2026-04 | $328,000 | 1,828 | 70.2% |
| 163 MUDTOWN RD | 2025-10 | $449,999 | 2,178 | 57.0% |
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