The Fair Share Report
44 Christopher St
Montclair, NJ 07109
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 $1,190,211 – $1,828,667, from 12 comparable Montclair sales in the past 18 months, at this home's 2,675 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 $1,441,617 home should be assessed near $811,054.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $269,054 below what the ratio math suggests (33.2%).
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
24%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 |
|---|---|---|---|---|
| 26 FOREST STREET | 2025-05 | $1,200,000 | 2,697 | 38.8% |
| 9 VINCENT PLACE | 2025-05 | $745,000 | 2,700 | 63.5% |
| 11 MOUNTAINVIEW PLACE | 2025-12 | $1,200,000 | 2,621 | 37.2% |
| 89 ELM STREET | 2025-12 | $1,350,000 | 2,505 | 38.2% |
| 21 FOREST STREET | 2026-01 | $1,445,000 | 2,600 | 26.9% |
| 462 GROVE STREET | 2025-07 | $1,900,000 | 2,482 | 38.9% |
| 200 INWOOD AVENUE | 2026-03 | $1,999,999 | 2,495 | 40.5% |
| 29 NORTHVIEW AVENUE | 2025-05 | $2,460,000 | 2,826 | 31.9% |
| 53 PORTLAND PLACE | 2025-01 | $960,000 | 2,834 | 49.1% |
| 214 INWOOD AVENUE | 2025-08 | $1,350,000 | 2,594 | 57.0% |
| 41 OAKWOOD AVENUE | 2026-06 | $1,990,000 | 2,911 | 43.3% |
| 386 PARK STREET | 2026-03 | $1,450,000 | 2,735 | 51.7% |
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