The Fair Share Report
23 Grenada Pl
Montclair, NJ 07042
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 $722,437 – $1,264,446, 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 $987,184 home should be assessed near $555,390.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $208,690 below what the ratio math suggests (37.6%).
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
22%70%
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 |
|---|---|---|---|---|
| 210 VALLEY ROAD | 2025-11 | $1,250,000 | 1,740 | 43.0% |
| 287 ORANGE ROAD | 2025-12 | $650,000 | 1,702 | 60.8% |
| 73 PLEASANT AVENUE | 2025-06 | $931,000 | 1,752 | 36.8% |
| 385 GROVE STREET | 2025-06 | $1,200,000 | 1,743 | 45.8% |
| 12 ENFIELD AVENUE | 2025-05 | $508,000 | 1,778 | 55.7% |
| 5 GODFREY ROAD | 2025-02 | $980,000 | 1,803 | 56.0% |
| 16 NEW STREET | 2025-08 | $715,000 | 1,780 | 52.6% |
| 34 MONTCLAIR AVENUE | 2026-04 | $1,130,000 | 1,654 | 39.2% |
| 27 GRANT STREET | 2025-12 | $808,000 | 1,822 | 39.7% |
| 6 GARFIELD PLACE | 2025-07 | $1,155,000 | 1,866 | 48.5% |
| 57 UNION STREET C4051 | 2026-02 | $750,000 | 1,548 | 60.6% |
| 74 PORTER PLACE | 2026-06 | $1,485,000 | 1,678 | 39.9% |
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