The Fair Share Report
12 Maple Ave
Montclair, NJ 07307
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
Good news — this home pays less than its share
Its assessment sits low relative to what homes like it actually sell for. An appeal would only invite a fresh look at a number working in the owner's favor.
Step 1 · Market value
Likely range $894,642 – $1,144,743, 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 $1,063,477 home should be assessed near $598,312.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $288,712 below what the ratio math suggests (48.3%).
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
22%70%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 8 LANE COURT | 2025-06 | $1,100,000 | 1,776 | 46.1% |
| 8 LANE COURT | 2025-03 | $999,000 | 1,776 | 50.8% |
| 530 VALLEY ROAD C005L | 2025-07 | $999,000 | 1,651 | 42.3% |
| 7 MELROSE PLACE | 2026-03 | $775,000 | 1,518 | 52.2% |
| 398 GROVE STREET | 2026-05 | $1,353,000 | 2,092 | 49.9% |
| 95 ESSEX AVENUE | 2025-09 | $1,164,100 | 1,568 | 49.4% |
| 112 LINCOLN STREET | 2026-04 | $1,300,000 | 2,226 | 52.3% |
| 4 STONEHENGE ROAD | 2025-05 | $999,000 | 1,917 | 55.9% |
| 10 KENNETH ROAD | 2025-08 | $1,050,000 | 1,716 | 53.6% |
| 123 ALEXANDER AVENUE | 2025-12 | $1,150,000 | 1,486 | 46.3% |
| 206 HIGHLAND AVENUE | 2026-05 | $1,710,000 | 2,373 | 46.7% |
| 16 NEW STREET | 2025-08 | $715,000 | 1,780 | 52.6% |
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