33 Pershing Pl

Step 1 · Market value

Likely range $581,498 – $854,545, 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 $793,746 home should be assessed near $625,869.

Step 3 · Assessed value

Set at the last town-wide revaluation and mostly frozen since. That's $21,069 below what the ratio math suggests (3.4%).

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 $1.958 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%109%

The evidence · comparable sales (SR1A usable-sale records)