The Fair Share Report
1 Sutherland Rd
Montclair, NJ 07042
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Montclair's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $1,302,405 – $1,986,250, from 12 comparable Montclair sales in the past 18 months, at this home's 2,708 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Montclair assessments sit below market value — republished every October, applied town-wide. A $1,603,483 home should be assessed near $902,120.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $50,620 below what the ratio math suggests (5.6%).
Step 4 · The tax rate — same for every Montclair home
$2.019 Schools · 57% $0.575 County · 16% $0.922 Town · 26%
Step 5 · The bill
This home vs. every recent Montclair sale · assessed ÷ market
33%71%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 121 BEVERLEY ROAD | 2025-07 | $1,465,000 | 2,698 | 54.9% |
| 51 TUXEDO ROAD | 2025-05 | $1,705,000 | 2,684 | 41.4% |
| 83 ESSEX AVENUE | 2026-05 | $1,705,000 | 2,737 | 45.5% |
| 102 BELLEVUE AVENUE | 2025-12 | $1,552,000 | 2,688 | 49.3% |
| 62 GLENWOOD ROAD | 2025-11 | $2,075,000 | 2,829 | 41.5% |
| 22 DURYEA ROAD | 2025-06 | $2,101,000 | 2,862 | 43.1% |
| 110 GORDONHURST AVENUE | 2025-11 | $1,720,000 | 2,535 | 43.1% |
| 124 CHRISTOPHER STREET | 2025-06 | $2,500,000 | 2,880 | 42.2% |
| 11 CENTRAL AVENUE | 2026-06 | $1,200,000 | 2,787 | 43.2% |
| 32 IRVING STREET | 2026-06 | $810,000 | 2,515 | 47.5% |
| 9 COLUMBUS AVENUE | 2025-06 | $1,700,000 | 2,871 | 44.0% |
| 296 GROVE STREET | 2025-08 | $1,200,000 | 2,778 | 53.8% |
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