The Fair Share Report
231 E Madison Ave
Cresskill, NJ 07626
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 $843,955 – $1,238,435, from 12 comparable Cresskill 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 Cresskill assessments sit below market value — republished every October, applied town-wide. A $1,013,014 home should be assessed near $798,762.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $20,462 below what the ratio math suggests (2.6%).
Step 4 · The tax rate — same for every Cresskill home
$1.256 Schools · 55% $0.262 County · 12% $0.750 Town · 33%
This home's own bill implies $2.005 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Cresskill sale · assessed ÷ market
57%105%
Paying about right
This home's ratio lands inside Cresskill'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 |
|---|---|---|---|---|
| 225 12TH ST | 2026-04 | $1,025,000 | 2,000 | 75.2% |
| 26 LINWOOD AVE | 2026-05 | $700,000 | 1,824 | 93.5% |
| 292 MAGNOLIA AVE | 2025-02 | $815,000 | 2,053 | 87.9% |
| 136 STONEGATE TRAIL | 2026-03 | $905,000 | 2,068 | 87.7% |
| 136 PALISADE AVE | 2025-06 | $1,100,000 | 1,770 | 67.7% |
| 72 ROOSEVELT ST | 2026-01 | $1,285,000 | 1,762 | 76.8% |
| 27 BURTON PL | 2026-01 | $995,000 | 2,002 | 71.7% |
| 45 5TH ST | 2026-02 | $845,000 | 1,930 | 85.8% |
| 206 10TH ST | 2026-03 | $999,000 | 1,809 | 68.8% |
| 165 KNICKERBOCKER RD | 2025-04 | $1,415,000 | 2,404 | 78.2% |
| 132 MADISON AVE | 2025-05 | $850,000 | 2,169 | 83.8% |
| 141 BROOKSIDE AVE | 2025-06 | $1,650,000 | 2,370 | 58.3% |
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