The Fair Share Report
264 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 $3,020,956 – $3,914,004, from 10 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 $3,448,234 home should be assessed near $2,718,933.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $575,767 above what the ratio math suggests (21.2%).
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 $2.108 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
64%115%
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 |
|---|---|---|---|---|
| 17 JEFFERSON AVE | 2026-02 | $2,300,000 | 6,918 | 110.4% |
| 211 VACCARO DRIVE | 2026-04 | $4,299,000 | 7,859 | 86.2% |
| 9 LOMAN CT | 2025-06 | $3,100,000 | 6,648 | 94.4% |
| 168 VACCARO DRIVE | 2025-04 | $2,730,000 | 6,150 | 94.2% |
| 45 MC GRATH DRIVE | 2025-05 | $3,520,000 | 6,533 | 96.3% |
| 125 JACKSON DRIVE | 2026-04 | $3,200,000 | 6,496 | 81.2% |
| 85 WESTERVELT PL | 2025-01 | $1,998,000 | 4,960 | 92.5% |
| 391 12TH ST | 2025-05 | $1,610,000 | 4,350 | 92.9% |
| 16 LOMAN CT | 2026-01 | $2,425,000 | 5,785 | 100.0% |
| 118 EISENHOWER DR | 2025-01 | $2,250,000 | 5,636 | 93.0% |
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