The Fair Share Report
151 Christopher St
Montclair, NJ 07042
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 $2,104,601 – $2,692,439, 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 $2,333,260 home should be assessed near $1,312,692.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $141,292 below what the ratio math suggests (10.8%).
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%70%
Paying about right
This home's ratio lands inside Montclair'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 |
|---|---|---|---|---|
| 390 HIGHLAND AVENUE | 2025-05 | $2,149,000 | 4,074 | 49.7% |
| 34 PLYMOUTH STREET | 2025-03 | $2,425,500 | 4,038 | 36.3% |
| 229 ORANGE ROAD | 2026-05 | $2,800,000 | 4,273 | 36.3% |
| 4 HARRISON AVENUE | 2025-06 | $2,275,000 | 4,386 | 40.6% |
| 91 LLOYD ROAD | 2025-06 | $2,200,000 | 4,323 | 48.7% |
| 164 MIDLAND AVENUE | 2025-07 | $2,150,000 | 4,150 | 56.2% |
| 48 EDGEMONT ROAD | 2025-07 | $3,400,000 | 4,473 | 39.4% |
| 15 WAYSIDE PLACE | 2025-11 | $2,340,000 | 4,166 | 55.9% |
| 384 UP. MOUNTAIN AVENUE | 2025-07 | $2,800,000 | 4,443 | 59.3% |
| 30 PLYMOUTH STREET | 2025-11 | $1,875,000 | 3,586 | 36.6% |
| 102 HIGHLAND AVENUE | 2025-06 | $2,250,000 | 3,917 | 55.9% |
| 171 WILDWOOD AVENUE | 2025-07 | $2,650,000 | 4,266 | 44.6% |
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