The Fair Share Report
16 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 $1,763,385 – $2,535,090, 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 $2,118,497 home should be assessed near $1,670,435.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $242,265 above what the ratio math suggests (14.5%).
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 $1.724 per $100 — well off the general rate. That usually means the town revalued since the last bill.
Step 5 · The bill
This home vs. every recent Cresskill sale · assessed ÷ market
64%114%
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 |
|---|---|---|---|---|
| 85 WESTERVELT PL | 2025-01 | $1,998,000 | 4,960 | 92.5% |
| 391 12TH ST | 2025-05 | $1,610,000 | 4,350 | 92.9% |
| 3 OXFORD PLACE | 2025-03 | $2,390,000 | 3,835 | 60.4% |
| 21 CEDAR ST | 2026-06 | $1,350,000 | 2,850 | 80.1% |
| 185 6TH ST | 2025-04 | $870,000 | 3,739 | 95.4% |
| 11 NEW ST | 2026-01 | $1,531,000 | 3,298 | 74.2% |
| 106 DELMAR AVE | 2026-04 | $1,500,000 | 2,962 | 61.0% |
| 145 13TH ST | 2026-01 | $1,300,000 | 2,930 | 79.0% |
| 15 LANCASTER COURT | 2025-05 | $1,615,000 | 2,728 | 74.2% |
| 12 LAMBS LANE | 2025-05 | $2,250,000 | 4,803 | 93.7% |
| 32 KENNEDY RD | 2026-06 | $2,850,000 | 3,930 | 64.6% |
| 40 5TH STREET | 2026-04 | $1,875,000 | 3,467 | 76.0% |
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