The Fair Share Report
2 Coldstream Ct
Montgomery, NJ 08558
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 $1,439,654 – $1,661,291, from 12 comparable Montgomery sales in the past 18 months, at this home's 3,663 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Montgomery assessments sit below market value — republished every October, applied town-wide. A $1,505,560 home should be assessed near $846,727.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $159,627 below what the ratio math suggests (18.9%).
Step 4 · The tax rate — same for every Montgomery home
$2.335 Schools · 68% $0.583 County · 17% $0.519 Town · 15%
Step 5 · The bill
This home vs. every recent Montgomery sale · assessed ÷ market
36%70%
Paying about right
This home's ratio lands inside Montgomery'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 |
|---|---|---|---|---|
| 15 BULL CREEK COURT | 2025-07 | $1,578,000 | 3,759 | 43.6% |
| 9 TANGLEWOOD COURT | 2025-06 | $1,330,000 | 3,384 | 48.2% |
| 15 REGENTS COURT | 2025-08 | $1,285,000 | 3,508 | 46.7% |
| 17 FLANDERS VALLEY COURT | 2025-04 | $1,425,000 | 3,499 | 49.0% |
| 9 LABAW WAY | 2025-08 | $1,425,000 | 3,467 | 44.7% |
| 2 BULL CREEK COURT | 2025-08 | $1,605,000 | 3,495 | 42.2% |
| 3 AUGUSTA COURT | 2025-08 | $1,650,000 | 3,926 | 38.5% |
| 21 SPYGLASS ROAD | 2025-08 | $1,425,000 | 3,142 | 45.2% |
| 10 MOSELEM SPRINGS COURT | 2026-05 | $1,375,000 | 3,384 | 48.5% |
| 3 FIRESTONE COURT | 2025-07 | $1,278,500 | 3,344 | 51.0% |
| 17 BANYAN ROAD | 2025-06 | $1,950,000 | 3,738 | 37.1% |
| 5 PEBBLE BEACH COURT | 2025-07 | $1,625,000 | 3,104 | 38.7% |
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