The Fair Share Report
90 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 $1,237,933 – $1,519,961, from 12 comparable Millburn sales in the past 18 months, at this home's 1,878 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 $1,413,447 home should be assessed near $989,696.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $320,204 above what the ratio math suggests (32.4%).
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%111%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (80.52%) — roughly $6,465/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 8 CLAREMONT DRIVE | 2026-05 | $1,380,000 | 1,800 | 61.0% |
| 94 MOUNTAINVIEW ROAD | 2026-05 | $1,550,000 | 1,879 | 52.0% |
| 418 MILLBURN AVENUE | 2025-01 | $815,000 | 1,773 | 64.2% |
| 82 STONY LANE | 2026-02 | $1,450,000 | 1,941 | 62.0% |
| 62 WHITTINGHAM TERRACE | 2025-04 | $1,500,000 | 1,993 | 56.8% |
| 911 RIDGEWOOD ROAD | 2025-04 | $995,000 | 1,837 | 69.5% |
| 9 MIDHURST ROAD | 2025-09 | $1,999,999 | 2,052 | 66.3% |
| 64 SOUTHERN SLOPE DRIVE | 2025-07 | $1,385,000 | 1,786 | 53.9% |
| 819 RIDGEWOOD ROAD | 2026-05 | $1,230,000 | 1,828 | 62.7% |
| 105 MOUNTAINVIEW ROAD | 2025-10 | $1,300,000 | 2,108 | 59.2% |
| 57 ELMWOOD PLACE | 2025-06 | $1,523,999 | 1,932 | 57.7% |
| 436 MILLBURN AVENUE | 2025-06 | $1,056,000 | 1,602 | 55.4% |
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