The Fair Share Report
314 Brookside Ave
Cresskill, NJ 07626
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 Cresskill's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $857,341 – $1,011,049, 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 $904,958 home should be assessed near $713,559.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $10,859 below what the ratio math suggests (1.5%).
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 $1.856 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%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 72 ROOSEVELT ST | 2026-01 | $1,285,000 | 1,762 | 76.8% |
| 87 DELMAR AVE | 2026-03 | $850,000 | 1,679 | 83.4% |
| 206 10TH ST | 2026-03 | $999,000 | 1,809 | 68.8% |
| 28 BURTON PL | 2025-03 | $852,000 | 1,641 | 57.2% |
| 136 ELM ST | 2026-03 | $715,000 | 1,511 | 89.4% |
| 11 PIERCE AVE | 2026-01 | $755,000 | 1,620 | 94.0% |
| 21 CREST DR NO | 2026-02 | $825,000 | 1,588 | 76.1% |
| 292 MAGNOLIA AVE | 2025-02 | $815,000 | 2,053 | 87.9% |
| 136 PALISADE AVE | 2025-06 | $1,100,000 | 1,770 | 67.7% |
| 85 MORNINGSIDE AVE | 2025-03 | $845,000 | 1,486 | 79.9% |
| 293 CONCORD ST | 2025-05 | $752,000 | 1,444 | 83.0% |
| 27 BURTON PL | 2026-01 | $995,000 | 2,002 | 71.7% |
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