The Fair Share Report
2 Echo Hill
Montvale, NJ 07645
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 $666,291 – $870,586, from 12 comparable Montvale 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 Montvale assessments sit below market value — republished every October, applied town-wide. A $775,766 home should be assessed near $562,198.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $147,998 below what the ratio math suggests (26.3%).
Step 4 · The tax rate — same for every Montvale home
$1.580 Schools · 62% $0.298 County · 12% $0.673 Town · 26%
Step 5 · The bill
This home vs. every recent Montvale sale · assessed ÷ market
42%89%
Paying about right
This home's ratio lands inside Montvale'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 |
|---|---|---|---|---|
| 14 CLOVER CT | 2025-03 | $615,000 | 1,846 | 63.0% |
| 16 MURRAY RD | 2025-09 | $865,000 | 1,801 | 46.4% |
| 11 PROSPECT AVENUE | 2025-11 | $755,000 | 1,917 | 52.8% |
| 2 AZALEA LANE | 2025-04 | $840,000 | 1,912 | 54.3% |
| 2 CLOVER COURT | 2025-09 | $710,000 | 1,925 | 56.7% |
| 5 SLOPING HILL LANE | 2025-06 | $948,000 | 1,948 | 49.9% |
| 3 TERRY CT | 2025-01 | $832,000 | 2,000 | 56.7% |
| 9 PROSPECT AVENUE | 2025-11 | $685,000 | 1,606 | 58.1% |
| 7 SHADOW LANE | 2025-12 | $878,000 | 2,064 | 51.5% |
| 21 HILLSIDE TERR | 2025-06 | $815,000 | 1,750 | 48.7% |
| 10 MAPLE AVE | 2025-04 | $815,000 | 2,184 | 55.4% |
| 31 HILLSIDE TERRACE | 2025-09 | $760,000 | 2,082 | 51.6% |
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