The Fair Share Report
25 Cedar Ave
Montclair, NJ 07601
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 $737,697 – $994,832, from 12 comparable Montclair sales in the past 18 months, at this home's 1,432 sq ft.
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 $851,883 home should be assessed near $479,269.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $107,569 below what the ratio math suggests (22.4%).
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
32%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 |
|---|---|---|---|---|
| 14 NORTHVIEW AVENUE | 2026-05 | $999,000 | 1,438 | 53.8% |
| 7 NASSAU ROAD | 2026-02 | $929,000 | 1,418 | 63.1% |
| 23 IRVING STREET | 2025-03 | $875,000 | 1,414 | 37.0% |
| 438 WASHINGTON AVENUE | 2026-01 | $625,000 | 1,388 | 50.5% |
| 13 GARDINER PLACE | 2026-06 | $720,000 | 1,368 | 49.1% |
| 6 FERNWOOD PLACE | 2026-01 | $815,000 | 1,370 | 61.3% |
| 56 SHERMAN STREET | 2025-08 | $680,000 | 1,320 | 47.7% |
| 194 HARRISON AVENUE | 2025-12 | $724,000 | 1,350 | 45.8% |
| 31 NASSAU ROAD | 2026-05 | $1,120,000 | 1,372 | 50.6% |
| 19 WILLOWMERE AVENUE | 2026-05 | $940,000 | 1,308 | 37.3% |
| 197 GROVE STREET | 2025-09 | $901,000 | 1,560 | 55.0% |
| 98 WILDWOOD AVENUE | 2025-10 | $971,000 | 1,324 | 62.6% |
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