The Fair Share Report
296 County Rd
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 $1,357,392 – $1,828,684, from 12 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 $1,535,450 home should be assessed near $1,210,702.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $97,898 above what the ratio math suggests (8.1%).
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 $2.070 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%105%
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 |
|---|---|---|---|---|
| 145 13TH ST | 2026-01 | $1,300,000 | 2,930 | 79.0% |
| 15 LANCASTER COURT | 2025-05 | $1,615,000 | 2,728 | 74.2% |
| 21 CEDAR ST | 2026-06 | $1,350,000 | 2,850 | 80.1% |
| 106 DELMAR AVE | 2026-04 | $1,500,000 | 2,962 | 61.0% |
| 11 NEW ST | 2026-01 | $1,531,000 | 3,298 | 74.2% |
| 79 CEDAR ST | 2025-05 | $1,930,000 | 3,022 | 85.1% |
| 3 OXFORD PLACE | 2025-03 | $2,390,000 | 3,835 | 60.4% |
| 165 KNICKERBOCKER RD | 2025-04 | $1,415,000 | 2,404 | 78.2% |
| 11 SYCAMORE ST | 2025-04 | $1,150,000 | 2,014 | 83.6% |
| 158 PALISADE AVE | 2025-04 | $1,125,000 | 1,882 | 92.6% |
| 282 COUNTY RD | 2025-03 | $1,200,000 | 2,614 | 78.5% |
| 216 10TH ST | 2025-04 | $1,613,000 | 2,840 | 69.2% |
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