The Fair Share Report
40 Forest St
Montclair, NJ 07042
The town catches up with market prices only once a year — and only on average. This report checks whether this house's assessment kept pace.
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Good news — this home pays less than its share
Its assessment sits low relative to what homes like it actually sell for. An appeal would only invite a fresh look at a number working in the owner's favor.
Step 1 · Market value
Likely range $1,112,053 – $1,978,567, from 12 comparable Montclair sales in the past 18 months, at this home's 3,275 sq ft.
Step 2 · The Director's Ratio
The state's official measure of how far Montclair assessments sit below market value — republished every October, applied town-wide. A $1,534,296 home should be assessed near $863,195.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $436,495 below what the ratio math suggests (50.6%).
Step 4 · The tax rate — same for every Montclair home
$2.019 Schools · 57% $0.575 County · 16% $0.922 Town · 26%
Step 5 · The bill
This home vs. every recent Montclair sale · assessed ÷ market
16%70%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 22 NO. WILLOW STREET | 2026-04 | $875,000 | 3,257 | 52.4% |
| 248 MIDLAND AVENUE | 2025-06 | $1,800,000 | 3,298 | 52.4% |
| 46 LLOYD ROAD | 2025-10 | $2,380,000 | 3,534 | 51.2% |
| 446 VALLEY ROAD | 2025-07 | $1,358,000 | 3,138 | 40.9% |
| 157 WALNUT STREET | 2026-06 | $1,200,000 | 2,944 | 40.4% |
| 190 ALEXANDER AVENUE | 2025-05 | $1,800,000 | 3,012 | 54.0% |
| 1 WALDEN PLACE | 2025-08 | $855,000 | 3,040 | 56.1% |
| 67 CEDAR AVENUE | 2025-06 | $999,999 | 2,945 | 41.2% |
| 89 PORTER PLACE | 2025-12 | $2,150,000 | 3,582 | 46.9% |
| 41 OAKWOOD AVENUE | 2026-06 | $1,990,000 | 2,911 | 43.3% |
| 28 GODFREY ROAD | 2026-05 | $1,561,000 | 3,332 | 49.4% |
| 55 WARREN PLACE | 2025-04 | $2,100,000 | 3,476 | 41.0% |
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