The Fair Share Report
44 Castleton Rd
Montgomery, NJ 08540
The town adjusts for market price changes once a year — but only based on the average price change of all homes in the area. This report checks whether this house's assessment kept pace.
This home's payments are about right
It sits inside Montgomery's normal range — market price changes haven't singled it out. No case for a tax appeal.
Step 1 · Market value
Likely range $688,933 – $737,348, from 12 comparable Montgomery 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 Montgomery assessments sit below market value — republished every October, applied town-wide. A $726,276 home should be assessed near $408,458.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $56,658 below what the ratio math suggests (13.9%).
Step 4 · The tax rate — same for every Montgomery home
$2.335 Schools · 68% $0.583 County · 17% $0.519 Town · 15%
Step 5 · The bill
This home vs. every recent Montgomery sale · assessed ÷ market
38%70%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 13 CASTLETON ROAD | 2025-08 | $725,000 | 2,013 | 48.5% |
| 1702 BERGEN COURT | 2025-07 | $695,000 | 1,998 | 44.5% |
| 1904 BERGEN COURT | 2025-10 | $735,000 | 1,998 | 43.3% |
| 82 CASTLETON ROAD | 2026-03 | $644,000 | 2,045 | 53.1% |
| 36 TRUMAN AVENUE | 2026-05 | $679,000 | 2,070 | 52.9% |
| 50 TRUMAN AVENUE | 2025-07 | $699,350 | 1,922 | 51.3% |
| 44 KENNEDY COURT | 2025-03 | $770,000 | 1,922 | 45.3% |
| 32 KENNEDY COURT | 2025-11 | $722,500 | 1,922 | 48.5% |
| 111 CASTLETON ROAD | 2026-06 | $715,000 | 1,964 | 48.4% |
| 901 RHOADS DRIVE | 2025-09 | $655,000 | 1,793 | 42.5% |
| 14 COOLIDGE WAY | 2025-07 | $700,000 | 1,899 | 51.0% |
| 33 JACKSON AVENUE | 2025-06 | $670,000 | 1,755 | 50.8% |
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