The Fair Share Report
20 Berkeley Pl
Montclair, NJ 07042
The town catches up with market prices only once a year — and only on average. This report checks whether this house's assessment kept pace.
This home's full record →Check another house →
This home's payments are about right
It sits inside Montclair's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $796,653 – $1,259,874, 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 $961,669 home should be assessed near $541,035.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $79,665 above what the ratio math suggests (14.7%).
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%83%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 47 NORTHVIEW AVENUE | 2026-04 | $1,825,000 | 2,023 | 37.5% |
| 570 UP. MOUNTAIN AVE #1 | 2025-06 | $925,000 | 2,052 | 58.9% |
| 9 HAWTHORNE PLACE | 2026-01 | $650,000 | 2,049 | 35.8% |
| 9 HAWTHORNE PLACE | 2025-11 | $400,000 | 2,049 | 58.2% |
| 182 VALLEY ROAD | 2025-08 | $1,103,000 | 1,954 | 37.3% |
| 11 VINCENT PLACE | 2025-03 | $1,177,000 | 2,117 | 41.6% |
| 72 NO. WILLOW STREET | 2025-05 | $919,000 | 2,170 | 37.1% |
| 41 FOREST STREET | 2025-06 | $899,200 | 1,938 | 40.3% |
| 71 OAKWOOD AVENUE | 2025-06 | $1,800,000 | 2,144 | 37.3% |
| 77 EDGEMONT ROAD | 2025-07 | $1,350,000 | 2,211 | 47.9% |
| 63 GREENWOOD AVENUE | 2026-01 | $840,000 | 1,845 | 39.9% |
| 101 HADDON PLACE | 2025-04 | $1,050,000 | 1,918 | 61.0% |
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