The Fair Share Report
116 Eaglecroft Rd
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 $891,442 – $1,428,875, from 12 comparable Westfield 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 Westfield assessments sit below market value — republished every October, applied town-wide. A $1,116,401 home should be assessed near $809,167.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $51,967 below what the ratio math suggests (6.4%).
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
46%90%
Paying about right
This home's ratio lands inside Westfield'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 |
|---|---|---|---|---|
| 234 SENECA PLACE | 2025-10 | $1,600,000 | 2,298 | 54.5% |
| 606 DORIAN ROAD | 2026-06 | $1,135,000 | 2,319 | 67.5% |
| 131 CLIFTON ST | 2025-03 | $1,115,888 | 2,364 | 61.9% |
| 720 EMBREE CRESCENT | 2025-07 | $815,000 | 2,215 | 81.8% |
| 460 HILLSIDE AVE | 2025-07 | $1,650,000 | 2,435 | 65.4% |
| 204 LIVINGSTON ST | 2025-07 | $888,000 | 2,074 | 54.6% |
| 204 LIVINGSTON ST | 2025-03 | $850,000 | 2,074 | 57.1% |
| 456 MOUNTAIN AVE | 2025-03 | $1,150,000 | 2,254 | 60.5% |
| 650 COLEMAN PL | 2025-10 | $1,260,000 | 2,100 | 55.9% |
| 558 DOWNER ST | 2026-01 | $850,000 | 2,337 | 56.9% |
| 211 PARK ST | 2025-07 | $1,030,000 | 2,276 | 69.1% |
| 918 BOULEVARD | 2025-07 | $1,300,000 | 2,289 | 53.2% |
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