The Fair Share Report
99 Albert Dr
Union, NJ 08809
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 $823,092 – $1,063,818, from 12 comparable Union 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 Union assessments sit below market value — republished every October, applied town-wide. A $917,276 home should be assessed near $794,911.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $55,511 below what the ratio math suggests (7.0%).
Step 4 · The tax rate — same for every Union home
$1.570 Schools · 72% $0.386 County · 18% $0.239 Town · 11%
Step 5 · The bill
This home vs. every recent Union sale · assessed ÷ market
61%105%
Paying about right
This home's ratio lands inside Union'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 |
|---|---|---|---|---|
| 11 WYCKOFF DRIVE | 2026-06 | $840,000 | 3,098 | 85.3% |
| 36 WYCKOFF DRIVE | 2025-09 | $902,500 | 3,724 | 90.8% |
| 6 STEVENS LANE | 2025-02 | $915,000 | 2,971 | 87.5% |
| 6 WYCKOFF DRIVE | 2025-12 | $999,000 | 3,050 | 80.8% |
| 9 STIRES WAY | 2025-12 | $860,000 | 4,158 | 84.4% |
| 36 GROVE FARM RD | 2026-05 | $927,666 | 3,683 | 84.4% |
| 4 FOX CHASE TURN | 2026-05 | $1,100,000 | 3,312 | 75.5% |
| 24 GROVE FARM RD | 2025-05 | $980,000 | 3,740 | 83.5% |
| 17 BAPTIST CHURCH RD | 2025-06 | $905,000 | 3,138 | 69.0% |
| 2 GLACIER WAY | 2025-01 | $950,000 | 3,501 | 90.0% |
| 727 ROUTE 625 | 2025-10 | $737,000 | 2,792 | 71.5% |
| 44 PERRYVILLE RD | 2025-02 | $880,000 | 3,556 | 90.5% |
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