The Fair Share Report
445 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 $1,084,037 – $1,454,364, from 12 comparable Northvale sales in the past 18 months, at this home's 3,376 sq ft.
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 $1,175,102 home should be assessed near $714,345.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $449,255 above what the ratio math suggests (62.9%).
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 $1.879 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
75%113%
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 $14,951/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 118 RIO VISTA LANE | 2025-05 | $925,000 | 3,086 | 97.5% |
| 533 HUGHES ST. | 2025-04 | $1,305,000 | 2,639 | 80.7% |
| 303 LOREN CT | 2025-06 | $670,000 | 2,214 | 103.3% |
| 423 BRIARWOOD LA | 2025-05 | $861,000 | 2,556 | 94.9% |
| 236 CAMPORA DRIVE | 2026-04 | $700,000 | 2,645 | 108.3% |
| 412 TAPPAN RD | 2026-03 | $1,490,000 | 3,743 | 80.8% |
| 601 OAKWOOD DR | 2026-03 | $770,000 | 2,398 | 92.2% |
| 305 MARYANN WAY | 2025-05 | $1,140,000 | 2,376 | 87.2% |
| 410 TENAKILL DR. | 2025-05 | $849,000 | 2,504 | 92.5% |
| 330 CONGERS AVE | 2026-01 | $850,000 | 2,442 | 86.8% |
| 183 WASHINGTON ST | 2026-01 | $999,000 | 2,252 | 89.2% |
| 645 WILDWOOD RD W. | 2026-03 | $860,000 | 2,088 | 94.9% |
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