The Fair Share Report
232 Sinclair Pl
Westfield, NJ 07090
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 $1,175,528 – $1,576,973, from 12 comparable Westfield 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 Westfield assessments sit below market value — republished every October, applied town-wide. A $1,489,440 home should be assessed near $1,079,546.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $646 below what the ratio math suggests (0.1%).
Step 4 · The tax rate — same for every Westfield home
$1.428 Schools · 62% $0.455 County · 20% $0.409 Town · 18%
Westfield also levies a Special Improvement District charge inside its district boundaries — the county roll doesn't say which homes are in it, but a bill's "IMPROVEMENT DISTRICT" line does. District homes pay $2.396 per $100 all-in (+$0.105).
Step 5 · The bill
This home vs. every recent Westfield sale · assessed ÷ market
46%97%
Paying about right
This home's ratio lands inside Westfield'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 |
|---|---|---|---|---|
| 534 ALDEN AVE | 2025-08 | $1,300,000 | 2,646 | 64.1% |
| 547 SHACKAMAXON DRIVE | 2025-07 | $850,000 | 2,635 | 80.0% |
| 689 SHADOWLAWN DRIVE | 2025-09 | $1,440,000 | 2,569 | 64.9% |
| 622 PROSPECT ST | 2025-07 | $1,425,000 | 2,492 | 66.8% |
| 504 MOUNTAIN AVE | 2025-07 | $1,300,000 | 2,769 | 56.6% |
| 410 LENOX AVE | 2025-10 | $1,510,000 | 2,617 | 52.4% |
| 350 DUDLEY AVE W | 2025-12 | $1,600,000 | 2,726 | 56.8% |
| 303 HARRISON AVE | 2025-07 | $1,490,000 | 2,659 | 54.9% |
| 415 HIGHLAND AVE | 2025-12 | $950,000 | 2,433 | 71.0% |
| 515 PARKVIEW AVE | 2025-09 | $1,825,000 | 2,966 | 51.3% |
| 558 DOWNER ST | 2026-01 | $850,000 | 2,337 | 56.9% |
| 310 EUCLID AVE N | 2025-09 | $1,450,000 | 3,118 | 58.7% |
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