The Fair Share Report
20 Beech St
Rutherford, NJ 07070
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 $646,782 – $851,672, from 12 comparable Rutherford 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 Rutherford assessments sit below market value — republished every October, applied town-wide. A $739,380 home should be assessed near $490,874.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $20,874 below what the ratio math suggests (4.3%).
Step 4 · The tax rate — same for every Rutherford home
$1.890 Schools · 59% $0.321 County · 10% $0.987 Town · 31%
Step 5 · The bill
This home vs. every recent Rutherford sale · assessed ÷ market
44%82%
Paying about right
This home's ratio lands inside Rutherford'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 |
|---|---|---|---|---|
| 76 MONTROSS AVE | 2026-06 | $965,000 | 1,744 | 47.4% |
| 65 E GOUVERNEUR AVE | 2026-02 | $755,000 | 1,878 | 51.0% |
| 191 DONALDSON AVE | 2026-05 | $905,000 | 1,916 | 50.8% |
| 69 MORSE AVENUE | 2025-05 | $780,000 | 1,594 | 49.8% |
| 171 JACKSON AVENUE | 2026-01 | $710,000 | 1,851 | 57.5% |
| 179 WASHINGTON AVE | 2025-02 | $650,000 | 1,728 | 68.1% |
| 19 YAHARA AVE | 2025-01 | $840,000 | 1,848 | 52.1% |
| 524 STUYVESANT AVE | 2024-12 | $535,000 | 1,567 | 77.2% |
| 103 SYLVAN ST | 2026-02 | $570,000 | 1,724 | 73.7% |
| 331 MOUNTAIN WAY | 2026-03 | $800,000 | 1,640 | 56.5% |
| 306 SYLVAN STREET | 2025-10 | $680,000 | 2,029 | 73.2% |
| 68 BECKWITH PLACE | 2025-10 | $650,000 | 1,549 | 64.0% |
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