The Fair Share Report
12 Berkeley Pl
Montclair, NJ 07042
The town catches up with market prices only once a year — and only on average. This report checks whether this house's assessment kept pace.
This home's full record →Check another house →
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 $1,090,729 – $2,131,274, from 12 comparable Montclair 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 Montclair assessments sit below market value — republished every October, applied town-wide. A $1,764,971 home should be assessed near $992,973.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $44,727 above what the ratio math suggests (4.5%).
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%101%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 59 WATCHUNG AVENUE | 2025-04 | $1,140,000 | 3,508 | 61.8% |
| 30 PLYMOUTH STREET | 2025-11 | $1,875,000 | 3,586 | 36.6% |
| 558 PARK STREET | 2025-04 | $1,955,000 | 3,355 | 45.8% |
| 517 PARK STREET | 2025-06 | $1,200,000 | 3,439 | 47.2% |
| 110 HIGH STREET | 2025-07 | $1,800,000 | 3,597 | 54.2% |
| 166 MONTCLAIR AVENUE | 2026-04 | $1,660,000 | 3,253 | 50.4% |
| 237 NO. MOUNTAIN AVENUE | 2025-05 | $1,725,000 | 3,794 | 59.7% |
| 150 GORDONHURST AVENUE | 2025-05 | $1,575,000 | 3,185 | 47.8% |
| 59 ELSTON ROAD | 2026-06 | $1,925,000 | 3,253 | 54.0% |
| 20 MAPLE AVENUE | 2025-09 | $900,000 | 3,292 | 41.0% |
| 25 MELROSE PLACE | 2026-03 | $1,855,000 | 3,405 | 39.7% |
| 7 SO. MOUNTAIN TERRACE | 2025-06 | $2,373,979 | 3,647 | 46.4% |
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