The Fair Share Report
445 Orange Rd
Montclair, NJ 07042
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 $666,987 – $1,140,230, from 12 comparable Montclair 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 Montclair assessments sit below market value — republished every October, applied town-wide. A $926,413 home should be assessed near $521,200.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $210,000 below what the ratio math suggests (40.3%).
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
22%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 |
|---|---|---|---|---|
| 379 ORANGE ROAD | 2025-07 | $600,000 | 1,620 | 60.6% |
| 29 NORWOOD AVENUE | 2026-05 | $999,999 | 1,647 | 57.6% |
| 10 GRAHAM TERRACE | 2025-05 | $970,000 | 1,618 | 36.3% |
| 197 GROVE STREET | 2025-09 | $901,000 | 1,560 | 55.0% |
| 31 GRENADA PLACE | 2025-06 | $900,000 | 1,654 | 50.9% |
| 32 DODD STREET | 2026-02 | $1,340,000 | 1,574 | 43.9% |
| 7 FRANKLIN AVENUE | 2025-12 | $605,000 | 1,556 | 50.7% |
| 7 FRANKLIN AVENUE | 2025-05 | $500,000 | 1,556 | 61.3% |
| 110 ESSEX AVENUE | 2025-07 | $1,210,000 | 1,698 | 48.1% |
| 7 GRAHAM TERRACE | 2025-07 | $1,225,000 | 1,654 | 31.4% |
| 57 UNION STREET C4051 | 2026-02 | $750,000 | 1,548 | 60.6% |
| 6 FRANKLIN AVENUE | 2026-06 | $755,000 | 1,680 | 44.4% |
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