The Fair Share Report
25 Brookside Ave
Demarest, NJ 07627
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Demarest's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $936,306 – $1,146,535, from 12 comparable Demarest 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 Demarest assessments sit below market value — republished every October, applied town-wide. A $1,089,873 home should be assessed near $1,105,240.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $270,540 below what the ratio math suggests (24.5%).
Step 4 · The tax rate — same for every Demarest home
$1.149 Schools · 64% $0.219 County · 12% $0.438 Town · 24%
Step 5 · The bill
This home vs. every recent Demarest sale · assessed ÷ market
67%115%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 16 JOHN ST | 2025-12 | $1,175,000 | 1,750 | 78.9% |
| 17 CYPRESS PL | 2025-07 | $1,050,000 | 1,817 | 82.4% |
| 32 HIGHLAND AVE | 2025-12 | $999,999 | 1,903 | 88.8% |
| 52 EDWARD ST | 2026-04 | $1,100,000 | 1,845 | 92.9% |
| 40 MEADOW ST | 2025-11 | $900,000 | 1,782 | 93.1% |
| 16 POPLAR RD | 2025-05 | $1,200,000 | 2,058 | 92.6% |
| 98 PRESCOTT ST | 2025-12 | $1,385,000 | 2,051 | 71.2% |
| 55 STEWART ST | 2025-07 | $999,999 | 1,841 | 88.4% |
| 15 LOIS AVE | 2025-12 | $1,495,000 | 2,079 | 82.9% |
| 15 LOIS AVE | 2025-04 | $900,000 | 2,079 | 137.7% |
| 64 PRESCOTT ST | 2025-04 | $875,000 | 1,716 | 91.7% |
| 45 LENOX AVE | 2025-07 | $999,500 | 1,954 | 85.4% |
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