The Fair Share Report
157 Summit Ave
Montclair, NJ 07043
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 $1,081,389 – $1,799,146, 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 $1,473,476 home should be assessed near $828,978.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $88,678 below what the ratio math suggests (10.7%).
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%74%
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 |
|---|---|---|---|---|
| 17 ELSTON ROAD | 2025-01 | $2,000,000 | 2,658 | 40.9% |
| 281 ORANGE ROAD | 2025-05 | $925,000 | 2,479 | 43.7% |
| 97 MONTCLAIR AVENUE | 2026-04 | $2,100,000 | 2,611 | 35.3% |
| 49 GREENWOOD AVENUE | 2025-01 | $1,099,000 | 2,412 | 43.2% |
| 283 ORANGE ROAD | 2026-05 | $1,300,000 | 2,703 | 54.2% |
| 41 GATES AVENUE | 2025-05 | $999,000 | 2,358 | 42.4% |
| 21 FOREST STREET | 2026-01 | $1,445,000 | 2,600 | 26.9% |
| 99 MONTCLAIR AVENUE | 2026-01 | $1,800,000 | 2,368 | 42.1% |
| 20 GODFREY ROAD | 2025-06 | $1,850,000 | 2,775 | 37.0% |
| 25 FRANKLIN PLACE | 2025-05 | $1,550,000 | 2,457 | 41.3% |
| 32 IRVING STREET | 2026-06 | $810,000 | 2,515 | 47.5% |
| 110 GORDONHURST AVENUE | 2025-11 | $1,720,000 | 2,535 | 43.1% |
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