The Fair Share Report
11 Beech St
Rutherford, NJ 07070
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.
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Step 1 · Market value
Likely range $748,048 – $918,450, from 12 comparable Rutherford 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 Rutherford assessments sit below market value — republished every October, applied town-wide. A $827,500 home should be assessed near $549,377.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $49,677 below what the ratio math suggests (9.0%).
Step 4 · The tax rate — same for every Rutherford home
$1.890 Schools · 59% $0.321 County · 10% $0.987 Town · 31%
Step 5 · The bill
This home vs. every recent Rutherford sale · assessed ÷ market
44%82%
Paying about right
This home's ratio lands inside Rutherford'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 |
|---|---|---|---|---|
| 306 SYLVAN STREET | 2025-10 | $680,000 | 2,029 | 73.2% |
| 191 DONALDSON AVE | 2026-05 | $905,000 | 1,916 | 50.8% |
| 65 E GOUVERNEUR AVE | 2026-02 | $755,000 | 1,878 | 51.0% |
| 119 WHEATON PL | 2025-05 | $805,000 | 2,031 | 56.3% |
| 142 WASHINGTON AVE | 2025-04 | $900,000 | 2,056 | 53.1% |
| 19 YAHARA AVE | 2025-01 | $840,000 | 1,848 | 52.1% |
| 104 WASHINGTON AVE | 2025-07 | $625,000 | 2,001 | 71.9% |
| 334 PARK AVE | 2025-12 | $925,000 | 2,085 | 58.2% |
| 238 HOLLISTER AVE | 2025-10 | $850,000 | 2,040 | 65.3% |
| 24 SUNDERLAND AVE | 2026-03 | $815,000 | 1,966 | 63.6% |
| 171 JACKSON AVENUE | 2026-01 | $710,000 | 1,851 | 57.5% |
| 41 VANDERBURGH AVE | 2026-03 | $530,000 | 2,055 | 73.1% |
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