The Fair Share Report
199 E Madison 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 $1,147,853 – $1,507,627, 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 $1,265,875 home should be assessed near $998,142.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $41,058 above what the ratio math suggests (4.1%).
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 $2.026 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
63%105%
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 |
|---|---|---|---|---|
| 165 KNICKERBOCKER RD | 2025-04 | $1,415,000 | 2,404 | 78.2% |
| 15 LANCASTER COURT | 2025-05 | $1,615,000 | 2,728 | 74.2% |
| 225 12TH ST | 2026-04 | $1,025,000 | 2,000 | 75.2% |
| 141 BROOKSIDE AVE | 2025-06 | $1,650,000 | 2,370 | 58.3% |
| 21 CEDAR ST | 2026-06 | $1,350,000 | 2,850 | 80.1% |
| 27 BURTON PL | 2026-01 | $995,000 | 2,002 | 71.7% |
| 106 DELMAR AVE | 2026-04 | $1,500,000 | 2,962 | 61.0% |
| 282 COUNTY RD | 2025-03 | $1,200,000 | 2,614 | 78.5% |
| 145 13TH ST | 2026-01 | $1,300,000 | 2,930 | 79.0% |
| 158 PALISADE AVE | 2025-04 | $1,125,000 | 1,882 | 92.6% |
| 11 NEW ST | 2026-01 | $1,531,000 | 3,298 | 74.2% |
| 11 SYCAMORE ST | 2025-04 | $1,150,000 | 2,014 | 83.6% |
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