The Fair Share Report
448 Demarest Ave
Closter, NJ 07675
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 $675,970 – $955,093, from 12 comparable Closter 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 Closter assessments sit below market value — republished every October, applied town-wide. A $838,407 home should be assessed near $721,701.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $66,401 below what the ratio math suggests (9.2%).
Step 4 · The tax rate — same for every Closter home
$1.285 Schools · 62% $0.239 County · 12% $0.547 Town · 26%
This home's own bill implies $1.881 per $100 — below the general rate, usually a deduction on the bill (senior, veteran, disabled).
Step 5 · The bill
This home vs. every recent Closter sale · assessed ÷ market
63%104%
Paying about right
This home's ratio lands inside Closter'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 |
|---|---|---|---|---|
| 100 BLANCH AVE | 2026-05 | $1,030,000 | 1,902 | 98.8% |
| 181 WEST ST | 2026-01 | $780,000 | 1,910 | 92.6% |
| 179 CLOSTER DOCK RD | 2025-01 | $1,060,000 | 1,823 | 79.8% |
| 88 PINE ST | 2025-05 | $850,000 | 1,652 | 90.6% |
| 61 MACARTHUR AVE | 2025-04 | $1,321,000 | 1,600 | 65.6% |
| 50 CARLSON CT | 2026-03 | $825,000 | 1,775 | 101.6% |
| 418 HIGH ST | 2025-02 | $740,000 | 2,470 | 106.2% |
| 216 KNICKERBOCKER RD | 2025-05 | $890,000 | 1,710 | 96.0% |
| 55 CARLSON CT | 2026-01 | $925,000 | 1,920 | 83.0% |
| 31 WEST ST | 2026-05 | $790,000 | 2,167 | 69.2% |
| 343 DEMAREST AVE | 2026-01 | $1,071,000 | 2,641 | 90.6% |
| 61 JULIA ST | 2026-04 | $810,000 | 1,440 | 93.9% |
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