The Fair Share Report
12 Evans Rd
Cresskill, NJ 07626
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 $1,446,591 – $1,933,952, from 12 comparable Cresskill 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 Cresskill assessments sit below market value — republished every October, applied town-wide. A $1,611,918 home should be assessed near $1,270,997.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $119,203 above what the ratio math suggests (9.4%).
Step 4 · The tax rate — same for every Cresskill home
$1.256 Schools · 55% $0.262 County · 12% $0.750 Town · 33%
This home's own bill implies $2.039 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Cresskill sale · assessed ÷ market
64%105%
Paying about right
This home's ratio lands inside Cresskill'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 |
|---|---|---|---|---|
| 21 CEDAR ST | 2026-06 | $1,350,000 | 2,850 | 80.1% |
| 106 DELMAR AVE | 2026-04 | $1,500,000 | 2,962 | 61.0% |
| 11 NEW ST | 2026-01 | $1,531,000 | 3,298 | 74.2% |
| 15 LANCASTER COURT | 2025-05 | $1,615,000 | 2,728 | 74.2% |
| 145 13TH ST | 2026-01 | $1,300,000 | 2,930 | 79.0% |
| 336 HIGHLAND ST | 2025-04 | $1,657,000 | 3,204 | 74.1% |
| 3 OXFORD PLACE | 2025-03 | $2,390,000 | 3,835 | 60.4% |
| 165 KNICKERBOCKER RD | 2025-04 | $1,415,000 | 2,404 | 78.2% |
| 185 6TH ST | 2025-04 | $870,000 | 3,739 | 95.4% |
| 40 5TH STREET | 2026-04 | $1,875,000 | 3,467 | 76.0% |
| 27 BURTON PL | 2026-01 | $995,000 | 2,002 | 71.7% |
| 79 CEDAR ST | 2025-05 | $1,930,000 | 3,022 | 85.1% |
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