The Fair Share Report
4 Pine Ct
Westfield, NJ 07090
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 $1,062,390 – $1,355,818, from 12 comparable Westfield 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 Westfield assessments sit below market value — republished every October, applied town-wide. A $1,234,347 home should be assessed near $894,655.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $86,755 below what the ratio math suggests (9.7%).
Step 4 · The tax rate — same for every Westfield home
$1.428 Schools · 62% $0.455 County · 20% $0.409 Town · 18%
Westfield also levies a Special Improvement District charge inside its district boundaries — the county roll doesn't say which homes are in it, but a bill's "IMPROVEMENT DISTRICT" line does. District homes pay $2.396 per $100 all-in (+$0.105).
Step 5 · The bill
This home vs. every recent Westfield sale · assessed ÷ market
46%89%
Paying about right
This home's ratio lands inside Westfield'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 |
|---|---|---|---|---|
| 908 WILLOW GROVE ROAD | 2025-07 | $1,230,000 | 2,267 | 63.6% |
| 121 LANDSDOWNE AVE | 2025-05 | $1,250,000 | 2,200 | 58.8% |
| 735 CASTLEMAN DR | 2026-04 | $1,600,000 | 2,466 | 46.7% |
| 2 BARCHESTER WAY | 2025-11 | $1,100,000 | 2,472 | 75.3% |
| 147 BRIGHTWOOD AVE | 2026-01 | $920,000 | 2,314 | 77.1% |
| 3 SANDRA CIRCLE | 2025-06 | $1,250,000 | 2,292 | 60.2% |
| 941 HARDING ST | 2026-04 | $1,300,000 | 2,443 | 59.4% |
| 816 E BROAD ST | 2025-06 | $1,187,500 | 2,360 | 60.5% |
| 34 WOODBROOK CIRCLE | 2025-08 | $885,000 | 2,319 | 73.2% |
| 1351 E BROAD ST | 2026-04 | $1,250,000 | 2,465 | 55.4% |
| 432 ALDEN AVE | 2026-01 | $1,595,000 | 2,527 | 66.9% |
| 39 UNAMI TERRACE | 2025-05 | $1,100,000 | 2,294 | 61.0% |
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