The Fair Share Report
159 High St
Closter, NJ 07627
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 $785,124 – $945,282, from 12 comparable Closter 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 Closter assessments sit below market value — republished every October, applied town-wide. A $861,895 home should be assessed near $741,919.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $177,819 below what the ratio math suggests (24.0%).
Step 4 · The tax rate — same for every Closter home
$1.285 Schools · 62% $0.239 County · 12% $0.547 Town · 26%
This home's own bill implies $1.920 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Closter sale · assessed ÷ market
54%104%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 5 WILLOW RD | 2025-03 | $720,000 | 1,599 | 93.0% |
| 88 PINE ST | 2025-05 | $850,000 | 1,652 | 90.6% |
| 216 KNICKERBOCKER RD | 2025-05 | $890,000 | 1,710 | 96.0% |
| 216 CEDAR LANE | 2026-06 | $845,000 | 1,554 | 84.5% |
| 351 DURIE AVE | 2025-06 | $740,000 | 1,519 | 88.9% |
| 449 CLOSTER DOCK RD | 2025-01 | $800,000 | 1,440 | 91.2% |
| 4 LOCKWOOD LANE | 2026-03 | $950,000 | 1,368 | 83.0% |
| 280 KNICKERBOCKER RD | 2026-03 | $730,000 | 1,293 | 91.2% |
| 50 CARLSON CT | 2026-03 | $825,000 | 1,775 | 101.6% |
| 61 MACARTHUR AVE | 2025-04 | $1,321,000 | 1,600 | 65.6% |
| 61 JULIA ST | 2026-04 | $810,000 | 1,440 | 93.9% |
| 55 CARLSON CT | 2026-01 | $925,000 | 1,920 | 83.0% |
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