The Fair Share Report
2 Laurel Pl
Montclair, NJ 07043
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 $647,840 – $1,037,442, 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 $922,759 home should be assessed near $519,144.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $83,144 below what the ratio math suggests (16.0%).
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%73%
Paying about right
This home's ratio lands inside Montclair'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 |
|---|---|---|---|---|
| 9 SOUTHERN TERRACE | 2025-03 | $710,000 | 1,536 | 47.4% |
| 95 ESSEX AVENUE | 2025-09 | $1,164,100 | 1,568 | 49.4% |
| 7 MELROSE PLACE | 2026-03 | $775,000 | 1,518 | 52.2% |
| 123 ALEXANDER AVENUE | 2025-12 | $1,150,000 | 1,486 | 46.3% |
| 530 VALLEY ROAD C005L | 2025-07 | $999,000 | 1,651 | 42.3% |
| 135 WILDWOOD AVENUE | 2025-12 | $1,050,000 | 1,385 | 65.4% |
| 8 LANE COURT | 2025-06 | $1,100,000 | 1,776 | 46.1% |
| 8 LANE COURT | 2025-03 | $999,000 | 1,776 | 50.8% |
| 33 TUERS PLACE | 2026-04 | $1,212,000 | 1,824 | 43.7% |
| 415 CLAREMONT AVE C003C | 2025-12 | $350,000 | 1,263 | 63.5% |
| 415 CLAREMONT AVE C002C | 2025-05 | $410,000 | 1,263 | 60.1% |
| 421 GROVE STREET | 2025-06 | $1,225,000 | 1,843 | 44.9% |
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