The Fair Share Report
41 Forest St
Montclair, NJ 07042
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 $742,326 – $1,093,968, from 12 comparable Montclair sales in the past 18 months, at this home's 1,938 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 $882,341 home should be assessed near $496,405.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $133,705 below what the ratio math suggests (26.9%).
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
28%70%
Paying about right
This home's ratio lands inside Montclair'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 |
|---|---|---|---|---|
| 570 UP. MOUNTAIN AVE #1 | 2025-06 | $925,000 | 2,052 | 58.9% |
| 63 GREENWOOD AVENUE | 2026-01 | $840,000 | 1,845 | 39.9% |
| 11 VINCENT PLACE | 2025-03 | $1,177,000 | 2,117 | 41.6% |
| 71 OAKWOOD AVENUE | 2025-06 | $1,800,000 | 2,144 | 37.3% |
| 47 NORTHVIEW AVENUE | 2026-04 | $1,825,000 | 2,023 | 37.5% |
| 182 VALLEY ROAD | 2025-08 | $1,103,000 | 1,954 | 37.3% |
| 9 HAWTHORNE PLACE | 2026-01 | $650,000 | 2,049 | 35.8% |
| 9 HAWTHORNE PLACE | 2025-11 | $400,000 | 2,049 | 58.2% |
| 6 CHARLES STREET | 2025-04 | $765,000 | 2,210 | 65.4% |
| 72 NO. WILLOW STREET | 2025-05 | $919,000 | 2,170 | 37.1% |
| 81 NO. FULLERTON AVENUE | 2025-12 | $840,000 | 2,193 | 49.1% |
| 5 GODFREY ROAD | 2025-02 | $980,000 | 1,803 | 56.0% |
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