The Fair Share Report
17 Berkeley Pl
Montclair, NJ 07042
The town catches up with market prices only once a year — and only on average. This report checks whether this house's assessment kept pace.
This home's full record →Check another house →
This home's payments are about right
It sits inside Montclair's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $966,727 – $1,663,747, 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 $1,061,182 home should be assessed near $597,021.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $124,379 above what the ratio math suggests (20.8%).
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%80%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 41 GATES AVENUE | 2025-05 | $999,000 | 2,358 | 42.4% |
| 99 MONTCLAIR AVENUE | 2026-01 | $1,800,000 | 2,368 | 42.1% |
| 94 WILLOWDALE AVENUE | 2025-02 | $999,000 | 2,370 | 48.0% |
| 72 NO. WILLOW STREET | 2025-05 | $919,000 | 2,170 | 37.1% |
| 71 OAKWOOD AVENUE | 2025-06 | $1,800,000 | 2,144 | 37.3% |
| 49 GREENWOOD AVENUE | 2025-01 | $1,099,000 | 2,412 | 43.2% |
| 11 VINCENT PLACE | 2025-03 | $1,177,000 | 2,117 | 41.6% |
| 28 WATERBURY ROAD | 2025-10 | $1,660,000 | 2,383 | 42.7% |
| 77 EDGEMONT ROAD | 2025-07 | $1,350,000 | 2,211 | 47.9% |
| 4 CLAREMONT PLACE | 2025-11 | $999,000 | 2,212 | 40.7% |
| 149 WALNUT STREET | 2025-11 | $1,610,000 | 2,437 | 46.0% |
| 281 ORANGE ROAD | 2025-05 | $925,000 | 2,479 | 43.7% |
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