The Fair Share Report
240 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 $847,332 – $1,366,416, 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 $1,130,595 home should be assessed near $819,455.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $157,345 above what the ratio math suggests (19.2%).
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%121%
A touch high — worth watching
This home's ratio sits above most of Westfield, but doesn't clear NJ's legal appeal line (83.35%).
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 558 DOWNER ST | 2026-01 | $850,000 | 2,337 | 56.9% |
| 606 DORIAN ROAD | 2026-06 | $1,135,000 | 2,319 | 67.5% |
| 720 EMBREE CRESCENT | 2025-07 | $815,000 | 2,215 | 81.8% |
| 740 HANFORD PL | 2025-09 | $1,510,029 | 2,358 | 48.6% |
| 863 NORTH AVENUE W | 2026-03 | $670,000 | 2,370 | 81.2% |
| 415 HIGHLAND AVE | 2025-12 | $950,000 | 2,433 | 71.0% |
| 131 CLIFTON ST | 2025-03 | $1,115,888 | 2,364 | 61.9% |
| 622 PROSPECT ST | 2025-07 | $1,425,000 | 2,492 | 66.8% |
| 141 BRIGHTWOOD AVE | 2026-03 | $1,250,000 | 2,382 | 81.8% |
| 456 MOUNTAIN AVE | 2025-03 | $1,150,000 | 2,254 | 60.5% |
| 765 BELVIDERE AVE | 2025-10 | $1,225,000 | 2,137 | 59.2% |
| 520 MOUNTAIN AVE | 2025-08 | $1,125,000 | 2,438 | 60.1% |
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