The Fair Share Report
10 Pine Ct
Westfield, NJ 07090
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 $1,995,602 – $2,872,420, from 12 comparable Westfield sales in the past 18 months, at this home's 5,232 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Westfield assessments sit below market value — republished every October, applied town-wide. A $2,283,292 home should be assessed near $1,654,930.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $558,530 below what the ratio math suggests (33.7%).
Step 4 · The tax rate — same for every Westfield home
$1.428 Schools · 62% $0.455 County · 20% $0.409 Town · 18%
Westfield also levies a Special Improvement District charge inside its district boundaries — the county roll doesn't say which homes are in it, but a bill's "IMPROVEMENT DISTRICT" line does. District homes pay $2.396 per $100 all-in (+$0.105).
Step 5 · The bill
This home vs. every recent Westfield sale · assessed ÷ market
33%89%
Keep quiet and enjoy it
This home's assessment ratio sits below the Westfield pack — the frozen assessment is treating it kindly. It pays less than a fresh look would charge.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 1020 MINISINK WAY | 2026-05 | $2,772,500 | 5,050 | 62.2% |
| 1000 TICE PLACE | 2025-07 | $1,700,000 | 4,457 | 66.3% |
| 1 BATES WAY | 2025-08 | $2,350,000 | 4,263 | 57.1% |
| 740 LAWRENCE AVE | 2026-01 | $2,600,000 | 6,217 | 62.6% |
| 900 MINISINK WAY | 2025-10 | $1,825,000 | 4,105 | 63.3% |
| 235 MUNSEE WAY | 2025-10 | $1,350,000 | 4,060 | 100.6% |
| 925 MINISINK WAY | 2025-07 | $2,240,000 | 3,987 | 59.4% |
| 133 STANMORE PLACE | 2025-04 | $2,250,000 | 5,316 | 67.5% |
| 21 SANDRA CIRCLE | 2026-06 | $1,700,000 | 4,655 | 67.3% |
| 318 EUCLID AVE S | 2026-03 | $2,300,000 | 5,141 | 64.5% |
| 900 KIMBALL AVE E | 2024-12 | $1,450,000 | 3,901 | 84.3% |
| 611 BRADFORD AVE | 2026-06 | $2,900,000 | 4,456 | 51.9% |
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