The Fair Share Report
455 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 $635,295 – $859,141, from 12 comparable Northvale 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 Northvale assessments sit below market value — republished every October, applied town-wide. A $744,844 home should be assessed near $452,791.
Step 3 · Assessed value
Set at the last town-wide revaluation and mostly frozen since. That's $327,309 above what the ratio math suggests (72.3%).
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 $1.928 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
77%128%
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 $10,893/yr at stake. NJ appeals are generally due April 1.
The evidence · comparable sales (SR1A usable-sale records)
| Address | Sold | Price | Sq ft | Ratio |
|---|---|---|---|---|
| 601 JOHNSON PL. | 2025-05 | $760,000 | 1,613 | 92.8% |
| 409 ARGENTI PL | 2025-04 | $775,000 | 1,799 | 99.5% |
| 202 HENMARKEN DR | 2025-06 | $735,000 | 1,520 | 92.2% |
| 206 HENMARKEN DR | 2025-05 | $740,000 | 2,046 | 86.7% |
| 427 ANDRE AVE | 2026-04 | $612,500 | 1,478 | 102.9% |
| 204 PIERRON ST | 2026-04 | $795,000 | 1,624 | 81.5% |
| 324 HIGH ST | 2025-03 | $810,000 | 1,869 | 92.6% |
| 645 WILDWOOD RD W. | 2026-03 | $860,000 | 2,088 | 94.9% |
| 601 OAKWOOD DR | 2026-03 | $770,000 | 2,398 | 92.2% |
| 417 TENAKILL DR | 2026-04 | $710,000 | 1,331 | 93.3% |
| 327 CONGER AVE | 2025-05 | $775,000 | 1,402 | 82.1% |
| 410 WHITE AVE | 2026-05 | $760,000 | 1,946 | 82.7% |
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