The Fair Share Report
44 Pine Ter
Demarest, NJ 07627
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.
The numbers support an appeal
Even at the cautious end of the range, this home's ratio clears NJ's Chapter 123 line (100.00%) — roughly $5,278/yr at stake. NJ appeals are generally due April 1.
Step 1 · Market value
Likely range $1,297,991 – $1,954,938, from 12 comparable Demarest 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 Demarest assessments sit below market value — republished every October, applied town-wide. A $1,724,403 home should be assessed near $1,748,717.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $292,383 above what the ratio math suggests (16.7%).
Step 4 · The tax rate — same for every Demarest home
$1.149 Schools · 64% $0.219 County · 12% $0.438 Town · 24%
Step 5 · The bill
This home vs. every recent Demarest sale · assessed ÷ market
74%163%
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 22 MEADOW ST | 2025-06 | $1,320,000 | 3,249 | 94.4% |
| 424 PIERMONT RD | 2025-07 | $1,169,000 | 3,572 | 103.0% |
| 11 MARGARET CT | 2025-08 | $1,680,000 | 3,139 | 93.4% |
| 44 PINE TERRACE | 2025-09 | $2,700,000 | 4,785 | 84.1% |
| 337 HARDENBURGH AVE | 2026-04 | $2,850,000 | 4,216 | 90.5% |
| 85 LAKE RD | 2025-02 | $1,200,000 | 2,321 | 85.7% |
| 151 SOUTH ST | 2025-05 | $1,950,000 | 4,034 | 101.4% |
| 108 SERPENTINE RD | 2025-11 | $2,100,000 | 3,644 | 88.0% |
| 8 COUNTRY CLUB WAY | 2025-11 | $2,300,000 | 4,226 | 103.2% |
| 8 COUNTRY CLUB WAY | 2025-06 | $2,150,000 | 4,226 | 110.4% |
| 271 COUNTY RD | 2025-11 | $1,620,000 | 3,372 | 103.8% |
| 9 HERITAGE CT | 2025-01 | $1,598,000 | 2,225 | 76.5% |
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