The Fair Share Report
434 Andre Ave
Northvale, NJ 07647
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 $545,763 – $699,122, from 12 comparable Northvale 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 Northvale assessments sit below market value — republished every October, applied town-wide. A $664,885 home should be assessed near $404,184.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $303,716 above what the ratio math suggests (75.1%).
Step 4 · The tax rate — same for every Northvale home
$1.985 Schools · 60% $0.343 County · 10% $1.000 Town · 30%
This home's own bill implies $1.916 per $100 — well off the general rate. That usually means the town revalued since the last bill.
Step 5 · The bill
This home vs. every recent Northvale sale · assessed ÷ market
77%135%
Looks meaningfully over-assessed
Even at the generous end of the range, this home's ratio clears the Chapter 123 appeal line (69.91%) — roughly $10,108/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 5210 RIO VISTA LANE | 2025-04 | $649,900 | 1,373 | 97.3% |
| 5201 RIO VISTA LANE | 2026-05 | $735,000 | 1,460 | 92.2% |
| 427 ANDRE AVE | 2026-04 | $612,500 | 1,478 | 102.9% |
| 3305 RIO VISTA LANE | 2025-03 | $610,000 | 1,225 | 96.7% |
| 417 TENAKILL DR | 2026-04 | $710,000 | 1,331 | 93.3% |
| 100 LEGRAND AVE | 2026-04 | $485,000 | 1,257 | 108.6% |
| 338 LAMBERT AVE | 2025-05 | $500,000 | 1,315 | 125.1% |
| 601 JOHNSON PL. | 2025-05 | $760,000 | 1,613 | 92.8% |
| 202 HENMARKEN DR | 2025-06 | $735,000 | 1,520 | 92.2% |
| 327 CONGER AVE | 2025-05 | $775,000 | 1,402 | 82.1% |
| 189 LIVINGSTON ST | 2025-01 | $650,000 | 1,176 | 91.9% |
| 337 BRADLEY AVE | 2026-06 | $600,000 | 1,200 | 82.2% |
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