The Fair Share Report
196 Brookside Ave
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 $638,673 – $956,426, 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 $855,569 home should be assessed near $674,616.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $137,384 above what the ratio math suggests (20.4%).
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 $1.978 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Cresskill sale · assessed ÷ market
64%133%
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 |
|---|---|---|---|---|
| 126 GRANT AVE | 2025-03 | $600,000 | 1,656 | 120.9% |
| 165 JEFFERSON AVE | 2025-01 | $640,000 | 1,702 | 136.5% |
| 28 BURTON PL | 2025-03 | $852,000 | 1,641 | 57.2% |
| 158 PALISADE AVE | 2025-04 | $1,125,000 | 1,882 | 92.6% |
| 87 DELMAR AVE | 2026-03 | $850,000 | 1,679 | 83.4% |
| 206 10TH ST | 2026-03 | $999,000 | 1,809 | 68.8% |
| 27 BURTON PL | 2026-01 | $995,000 | 2,002 | 71.7% |
| 136 PALISADE AVE | 2025-06 | $1,100,000 | 1,770 | 67.7% |
| 243 JEFFERSON AVE | 2026-05 | $885,000 | 1,907 | 71.3% |
| 72 ROOSEVELT ST | 2026-01 | $1,285,000 | 1,762 | 76.8% |
| 25 DIVISION ST., UNIT 403 | 2026-03 | $999,990 | 1,810 | 88.4% |
| 11 PIERCE AVE | 2026-01 | $755,000 | 1,620 | 94.0% |
Is this your house?
Run your own report →